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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Commercial real estate
2115 Fm 1417 Sherman, TX 75092-4891
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-0728384
Property summary
AI-generated overview
This exceptional 10-acre industrial land parcel presents a unique investment opportunity in Sherman, Texas. Located at 2115 FM1417 in Grayson County, zip code 75092, this property is zoned for Light Manufacturing and Commercial uses, offering considerable flexibility for various development projects. The site benefits from its convenient location directly across from a new Sherman high school and just north of a substantial 624-acre planned mixed-use development, ensuring high visibility and accessibility. Significant residential growth is underway in the area, with over 12,000 housing permits already approved, creating a strong potential market for commercial and industrial ventures. All utilities are either on-site or readily available nearby. Furthermore, the strategic location along FM 1417, which is currently undergoing widening to four lanes, promises enhanced connectivity and increased traffic flow, further boosting the property's value and appeal. The current zoning is M-1 Light Manufacturing District, with a future land use designation of Auto-Urban Commercial, indicating strong potential for long-term growth and return on investment. This property is an excellent choice for businesses seeking a well-located, versatile industrial site in a rapidly expanding market.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2006
Total area
9,370 SF
Lot
6.31 ac (274,646 SF)
APN
155 7573002
UPID
US83-0728384
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$981k
Blend (final)
Blend
$950k
Owner & transaction history
Freeup Storage Sherman S Heritage P · 2 yrs held
Freeup Storage Sherman S Heritage P
since 2023
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sherman submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sherman submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$865,000
Current use
INDUSTRIAL (GENERAL)
$765,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$101 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$40,905
Tax year 2022
Assessed value
$1,884,393
Assessed 2023
Previous assessed
$1,884,393
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$892,599
Assessed improvement
$991,794
Land market value
$892,599
Improvement market value
$991,794
Total market value
$1,884,393
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2006
Heating
NONE
Total area
9,370 SF
Lot
6.31 ac (274,646 SF)
APN
155 7573002
UPID
US83-0728384
Jurisdiction
GRAYSON
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$865,000
INDUSTRIAL (GENERAL)
Est. value
$765,000
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2006
Heating
NONE
Lot
6.31 ac
Current owner
From public records · entity-resolved
Freeup Storage Sherman S Heritage P
Individual
Mailing address
150 E 52ND ST, NEW YORK, NY 10022-6017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
—
Freeup Storage Sherman S Heritage P
Agap Sherman LLC
Special Warranty Deed
$3,500,000 · Solarity Cu
Jan 25, 2017
—
Sherman Storage I LLC
—
Deed
related
$368,000 · First Texoma Nat'l Bk
Dec 1, 2016
—
Sherman Storage I LLC
Community Storage USA Ltd
Grant Deed
$2,565,000 · First Texoma Nat'l Bk
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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