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    Vernon St Bells, TX 75414
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    Vernon St, Bells, TX 75414

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

    Current Use by Public Records

    • Land

    Property Details for 0 Vernon St

    Lot size
    2.00 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 2-acre agricultural property in Grayson County, Texas, presents a unique opportunity for those seeking a tranquil country lifestyle. Located near Bells, TX, with a convenient address on W Vernon St (zip code 75414), this unzoned land offers a blank canvas for your vision. The property boasts picturesque views and is lightly wooded, providing a natural screen while maintaining easy accessibility. The asking price is $169,900, and the APN is 121673. Its expansive open space is perfect for building a custom home, establishing a weekend retreat, or pursuing various agricultural endeavors. The proximity to Bells ensures convenient access to local amenities, schools, and essential services, striking a balance between rural serenity and urban convenience. This property offers a rare chance to own a piece of Texas countryside with significant potential. A virtual tour is available online. Seize this opportunity to create your ideal rural haven.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Bells
    County
    Grayson
    State
    Texas
    Longitude
    -96.4283
    Latitude
    33.6058

    Comparable in this City

    • Value Estimation by Request
      26.00 Acres

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      5.50 Acres

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      4.00 Acres

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      1.48 Acres

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      95.98 Acres

      Bells Tbd Sears Rd. Rd

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    • Value Estimation by Request
      123.81 Acres

      1660 Fm 1897

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    Similar Nearby for Sale

    • Contact for pricing

      Texas Land with Private Pond

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    • $429,000
      22.00 Acres

      22 Acres of Unimproved Land

      22-acre property near Sherman and Denison, suitable for building.
      Tbdt Dugan Chapel Rd, Bells, TX 75414
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    • $445,000
      18.86 Acres

      Bells, TX Unimproved Land

      18.861 acres near Sherman, TX, ideal for homesite.
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    • $399,000
      11.00 Acres

      Secluded 11-Acre Wooded Land

      Private, gated 11-acre wooded tract in North Texas.
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    • $999,500
      37.93 Acres

      Texas Ranch with Private Pond

      37.9-acre ranch in Bells, TX with water well.
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    • New
      $260,000
      11.37 Acres

      Bells, Texas, Acreage Homesite

      11.37-acre parcel suitable for homesite, ranch, recreation, or development.
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    Similar Nearby for Lease

    • Contact for pricing
      1,250 SF

      Highway-Adjacent Office Suites Available

      Connected office suites in brick building with highway exposure.
      301 W Bells Blvd W, Bells, TX 75414
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    • $1,095 /Mo
      20,473 SF

      Highway-Frontage Office Suites in Bells

      Four connected office suites in Bells, Texas, with highway frontage.
      301 W Bells Blvd W, Bells, TX 75414
      View Details
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    Bells, TX 75414
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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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