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    2022 Duck Creek Rd Sanger, TX 76266

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    2022 Duck Creek Rd Sanger, TX 76266

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    • Residential land & home lots
    Off-Market
    Property ID
    US83-1935589
    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.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • C&L Ranch / Food Processing Plant
    • C&L Carpet Cleaning and Services / Carpet Cleaning Service / Air Duct Cleaning Service

    Property Details for 2022 Duck Creek Rd

    Property type
    Residential land & home lots

    Description

    Single Family Development Land; Approximately .38 miles west of I-35. Future land use Residential with 6500 sf lot minimums. Development Services has verbally approved attached site plan with 102 lots.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Sanger
    County
    Denton
    State
    Texas
    Longitude
    -97.1904485
    Latitude
    33.3538373

    Comparable in this City

    • $449,000
      2.94 Acres

      Residential Land Near Lake Ray

      2.94 acre corner lot with lake views in Sanger, TX.
      Tbd Switzer Rd, Sanger, TX 76266
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    • $225,000
      2.02 Acres

      Unimproved Land in Krum, Texas

      Two acres of unimproved land near Krum, perfect for building.
      Tbd Borth Rd, Krum, TX 76266
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    • $275,000
      2.50 Acres

      Land Near Lake Ray Roberts

      Acreage development near Lake Ray Roberts with multiple homesites available.
      4 Lk Superior Dr, Sanger, TX 76266
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    • $288,000
      2.62 Acres

      Sanger, TX Land Opportunity

      2.62 acre tract in Cherokee Meadows community.
      6552 Private Road 6601, Sanger, TX 76266
      View Details
    • $399,000
      5.00 Acres

      Sanger, TX Five-Acre Tract

      Five-acre tract with utilities, fencing, and building site.
      980 Fm 455, Sanger, TX 76266
      View Details
    • $600,000
      5.00 Acres

      Improved Land - Sanger, TX

      5 acre property with residential, commercial, or agricultural potential.
      28 5.0 Acres Lois Rd W, Sanger, TX 76266
      View Details

    Similar Nearby for Sale

    • $449,000
      2.94 Acres

      Residential Land Near Lake Ray

      2.94 acre corner lot with lake views in Sanger, TX.
      Tbd Switzer Rd, Sanger, TX 76266
      View Details
    • $225,000
      2.02 Acres

      Unimproved Land in Krum, Texas

      Two acres of unimproved land near Krum, perfect for building.
      Tbd Borth Rd, Krum, TX 76266
      View Details
    • $275,000
      2.50 Acres

      Land Near Lake Ray Roberts

      Acreage development near Lake Ray Roberts with multiple homesites available.
      4 Lk Superior Dr, Sanger, TX 76266
      View Details
    • $288,000
      2.62 Acres

      Sanger, TX Land Opportunity

      2.62 acre tract in Cherokee Meadows community.
      6552 Private Road 6601, Sanger, TX 76266
      View Details
    • $2,959,929
      109.63 Acres

      Residential Development Land in Sanger, TX

      109+ acre residential development opportunity near I-35 in Sanger, TX.
      7140 Davidson Rd, Sanger, TX 76266
      View Details
    • $425,000
      2.00 Acres

      Two Acre Lot in Sanger

      Two-acre lot in gated community near Lake Ray Roberts.
      1051 Lakeway Dr, Sanger, TX 76266
      View Details

    Similar Nearby for Lease

    • $4,166 /Mo
      238,709 SF

      Sanger, TX Land Lease Opportunity

      5.48 acres of land available for ground lease.
      Tbd Stemmons, Sanger, TX 76266
      View Details
    • Contact for pricing

      Prime Land Near I-35

      0.725 acres available for ground lease or build to suit.
      I-35 & Austin St, Sanger, TX 76266
      View Details
    • Contact for pricing
      6,000 SF

      New Industrial Flex Space Available

      Newly constructed flex space with convenient highway access for lease.
      1412 N Stemmons St, Sanger, TX 76266
      View Details
    • Contact for pricing

      New Industrial Business Park Space

      Industrial park with roll-up doors and ample parking for rent.
      8307 Fm 2164, Sanger, TX 76266
      View Details
    • $15 SF/Yr
      5,835 SF

      Retail and Shop Space Available

      Retail and shop space with office and drive-through bay.
      700 S Stemmons St, Sanger, TX 76266
      View Details
    • Contact for pricing
      6,000 SF

      New Industrial Flex Space Available

      New construction flex space with easy Interstate 35 access.
      1402 N Stemmons St, Sanger, TX 76266
      View Details
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    2022 Duck Creek Rd
    Sanger, TX 76266
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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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    2022 Duck Creek Rd, Sanger, TX, 76266

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