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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    1856 Fm 223 Rd Shepherd, TX 77371

    • Commercial real estate
    • 40.37 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-1535010
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1856 Fm 223 Rd

    Lot size
    40.37 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 40.373-acre property in Shepherd, Texas (San Jacinto County, zip code 77371), offers a unique blend of commercial, farm, and residential opportunities. The property includes a meticulously maintained 2080+ sq ft home featuring two large bedrooms, a fireplace, elegant tile flooring, and custom maple kitchen cabinets. An oversized garage/shop with a 18x38' roll-up door is perfect for projects or storage. Outdoor amenities are abundant, including a pool, covered back porch, two carports, an RV cover with a 30-amp plug, a recently painted 46x50' barn with covered stalls and a feed room, a 20x60' hay barn, and a large insulated well house. Multiple pastures, water sources, three entrance points, prime hunting locations, and scenic walking trails enhance the property's appeal. The land is AG Exempt for cattle and hay, providing additional tax benefits. Convenient access to Highway 59 adds to its strategic location. Priced at $775,000, this versatile property presents a compelling investment opportunity.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Shepherd
    County
    San Jacinto
    State
    Texas
    Longitude
    -94.96414
    Latitude
    30.489536

    Comparable in this City

    • $289,900

      Unrestricted Land in Shepherd, TX

      15.18 acres of unrestricted land, endless possibilities!
      00 Pelican Rd, Shepherd, TX 77371
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    • $269,900

      Unrestricted Land in Shepherd, Texas

      14.08 acres of unrestricted land perfect for various ventures.
      Pelican Rd, Shepherd, TX 77371
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    • $3,255,000

      232+ Acre Timber Investment Tract

      232+ acre tract ideal for timber investment or family retreat.
      000 Fm 223 Rd, Shepherd, TX 77371
      View Details
    • $119,900

      Land Near Lake Livingston

      Corner lot property near Lake Livingston with great potential.
      00 Farm Pasture Rd, Shepherd, TX 77371
      View Details
    • $250,000
      672 SF

      Mini Ranch Near Trinity River

      12-acre mini ranch with mobile home near Trinity River.
      450 Buck Creek Rd, Shepherd, TX 77371
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    • $500,000

      20 Acres Land with Improvements

      Two tracts totaling ±20 acres available for sale.
      Fm 2914 Rd, Shepherd, TX 77371
      View Details

    Similar Nearby for Sale

    • $289,900

      Unrestricted Land in Shepherd, TX

      15.18 acres of unrestricted land, endless possibilities!
      00 Pelican Rd, Shepherd, TX 77371
      View Details
    • $269,900

      Unrestricted Land in Shepherd, Texas

      14.08 acres of unrestricted land perfect for various ventures.
      Pelican Rd, Shepherd, TX 77371
      View Details
    • $3,255,000

      232+ Acre Timber Investment Tract

      232+ acre tract ideal for timber investment or family retreat.
      000 Fm 223 Rd, Shepherd, TX 77371
      View Details
    • $119,900

      Land Near Lake Livingston

      Corner lot property near Lake Livingston with great potential.
      00 Farm Pasture Rd, Shepherd, TX 77371
      View Details
    • $250,000
      672 SF

      Mini Ranch Near Trinity River

      12-acre mini ranch with mobile home near Trinity River.
      450 Buck Creek Rd, Shepherd, TX 77371
      View Details
    • $200,000

      Highway Frontage Commercial Land

      Commercial land with highway frontage and income potential.
      20 Flys St, Shepherd, TX 77371
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    Similar Nearby for Lease

    • $15 SF/Yr
      2,200 SF

      Shepherd Office Space for Lease

      Prime Shepherd, TX location. Flexible office suites.
      11104 Tx-150, Shepherd, TX 77371
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    • $14 SF/Yr
      1,331 SF

      Shepherd Office Building For Sale

      1,331 SF Office, High Traffic Area
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    • $15 SF/Yr
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      Shepherd Office Suites: Prime Location

      1,400 SF Office Space, High Traffic
      1291 Byrd Ave, Shepherd, TX 77371
      View Details
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    Shepherd, TX 77371
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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.

    More about this property
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