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    Vaughan Ln Tioga, TX 76271
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    Vaughan Ln, Tioga, TX 76271

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    • Land
    • 5.17 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Vaughan Ln

    Lot size
    5.17 lot acres
    Property type
    Land

    Description

    This exceptional 5.17-acre commercial land parcel presents a remarkable investment opportunity in Tioga, Texas, Grayson County, zip code 76271. Located on Vaughan Ln, this level property boasts a prime location within the desirable Gunter Independent School District, offering a unique blend of rural tranquility and convenient access to urban amenities. Situated outside city limits with no known restrictions, this tract provides a blank canvas for diverse development possibilities. The property's convenient paved road access ensures easy accessibility, while its secluded setting offers a private and peaceful atmosphere. Enjoy the benefits of small-town living with quick access to FM 121 and Preston Road, placing you minutes away from local schools, the city park, Bridges Golf Club, and Bridges Equestrian Center. This property's potential is further enhanced by the proposed Dallas North Tollway Extension to the east (refer to the attached proposed map for details), promising significant future growth and value appreciation. The scarcity of 5-acre tracts in this area makes this a truly exceptional opportunity for investors seeking a prime commercial land holding with immense potential. The asking price is $578,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Tioga
    County
    Grayson
    State
    Texas
    Longitude
    -96.8149
    Latitude
    33.4735

    Comparable in this City

    • Value Estimation by Request
      77.54 Acres

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      377 S, Tioga, TX 76271
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      15.00 Acres

      922 Texas St

      Land
      922 Texas St, Tioga, TX 76271
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      77.54 Acres

      30360 Fm 121

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      30360 Fm 121, Tioga, TX 76271
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    • Value Estimation by Request
      15.67 Acres

      377 Fm 922

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      377 Fm 922, Tioga, TX 76271
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      5.00 Acres

      305 Swaha St

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      305 Swaha St, Tioga, TX 76271
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    • Value Estimation by Request
      4.57 Acres

      Ray Roberts Pkwy

      Land
      0 Ray Roberts Pkwy, Tioga, TX 76271
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    Similar Nearby for Sale

    • Contact for pricing

      Land in Growing Tioga, Texas

      Land near Dallas-Fort Worth with infrastructure improvements.
      5589 Us Highway 377, Tioga, TX 76271
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    • $2,300,000

      Land on Highway 121

      Land at the corner of Highway 121 and Vaughan Lane.
      120 Vaughan Ln, Tioga, TX 76271
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    • $571,636
      10.99 Acres

      Secluded Tioga Land - 11 Acres

      Hunt, live, & farm near Lake Ray Roberts.
      0 Airport Rd, Tioga, TX 76271
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    • Contact for pricing

      Land Near Proposed Development

      Land suitable for long-term investment near residential growth.
      1407 Hart Ln, Tioga, TX 76271
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    • $1,965,000

      Land on US Hwy 377

      Land available at US Hwy 377 and Buck Creek Road.
      501 S Ray Roberts Pkwy, Tioga, TX 76271
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    • Contact for pricing

      Land For Sale

      Land available for sale.
      922 Texas St, Tioga, TX 76271
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    Similar Nearby for Lease

    • Contact for pricing
      2,300 SF

      Tioga Retail and Office Space

      Highly visible corner location suitable for retail or office use.
      101 Gene Autry Dr, Tioga, TX 76271
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    • New
      $1,000 /Mo
      14,985 SF

      Move-In Ready Retail Suite

      Retail space with a flexible layout and abundant natural light, located on visible Highway 377 in Tioga.
      105 Gene Autry Dr, Tioga, TX 76271
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    • Contact for pricing
      2,300 SF

      Retail and Office Corner Location

      Highly visible corner location suitable for retail or office use.
      103 Gene Autry Dr, Tioga, TX 76271
      View Details
    • Contact for pricing
      2,300 SF

      Retail and Office Space Available

      Highly visible retail/office space in rapidly growing Tioga, Texas.
      109 E Gene Autry Dr, Tioga, TX 76271
      View Details
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    Vaughan Ln
    Tioga, TX 76271
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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