Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Tract 1 CR 1604 Grand Saline, TX 75140

    View on Map
    For Sale
    $279,750

    Acreage W/O Res - Grand Saline, TX

    Lot size:
    22.00 Acres
    Added:
    Mar 4, 2026
    Days on Market:
    31
    Last Refresh:
    Apr 4 at 1:06 am

    Property Features for Tract 1 CR 1604

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    046.0290.0090.0000.0000
    Lot size
    22.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kelly Vessels

    Listing agent Kelly Vessels

    Listing office Exit Realty Pro 1445 S BUFFALO, CANTON, TX

    Listing date Mar 4, 2026

    MLS# 97945 Listing URL

    Copyright © 2026 Henderson County Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    22 Acres Land with Pond

    This 22-acre property is located in a growing area within 45 minutes of Tyler and a little over an hour from Dallas. It offers an opportunity to build a home and enjoy a country lifestyle with a pond and natural surroundings. Deed restrictions require all homes to be site-built with a minimum of 1,500 square feet. A septic system is required. Additional tracts are also available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Grand Saline
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6912
    Latitude
    32.6466

    Nearby Similar for Sale

    • $175,000

      Profitable Self-Storage Facility with Expansion Potential

      Turn-key 20-unit self-storage facility on 0.89 acres in Grand Saline.
      601 W Frank Street, Grand Saline, TX 75140
      View Details
    • $149,000
      3,300 SF

      Downtown Grand Saline Storefront Building

      Downtown commercial building with open space, loft, and restroom.
      110 W Frank St., Grand Saline, TX 75140
      View Details
    • $140,000

      Grand Saline Office For Sale

      Office building in Grand Saline, Texas, suitable for startups.
      132 Main, Grand Saline, TX 75140
      View Details
    • $999,900
      15,574 SF

      Grand Saline Hospital Building For Sale

      Hospital building with additional buildings on 1.8 acres for sale.
      707 N Waldrip, Grand Saline, TX 75140
      View Details
    • $999,900

      Grand Saline Hospital for Sale

      Full-service hospital with additional buildings on 5.6 acres.
      707 N Waldrip Street, Grand Saline, TX 75140
      View Details
    • $149,000

      Downtown Retail Space in Texas

      Downtown retail space in Grand Saline experiencing new growth.
      110 W Frank Street, Grand Saline, TX 75140
      View Details
    • $1,200,000

      36.5 Acres with Private Lake

      Land with private lake and development potential near Dallas.
      4776 FM 17, Grand Saline, TX 75140
      View Details
    • $435,000

      Turnkey Triplex in Grand Saline

      Income-producing triplex with recent renovations and potential for rent increases.
      510 Bradburn Rd, Grand Saline, TX 75140
      View Details
    • $180,000

      Historic Building in Prime Location

      Well-maintained, historic building with tons of potential in a prime location.
      122 E Frank Street, Grand Saline, TX 75140
      View Details
    • $385,000
      2,179 SF

      Grand Saline Investment Opportunity

      Four move-in ready cottages on 3.8 acres near Canton.
      3403 VZ County Road 1110, Grand Saline, TX 75140
      View Details
    • $325,000
      408 SF

      Turnkey Tiny Home on 20 Acres

      Secluded 20-acre property with tiny home and bunkhouse near Dallas.
      191 PR 5701, Grand Saline, TX 75140
      View Details
    • $2,499,999
      3,604 SF

      156-Acre Ranch with Estate Home

      Luxury ranch with estate home, secondary residence, and working facilities.
      9208 FM 17, Grand Saline, TX 75140
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Land with pond perfect for building a dream home.
    Where is this residential land & home lot located?
    The property is located at Tract 1 CR 1604 Grand Saline, TX.
    What is the asking price?
    The asking price for this property is $279,750.
    What are key features of this property?
    This property features: Enough land and a pond to enjoy wildlife and nature.; Conveniently located within 45 minutes of Tyler and a little over an hour from Dallas.; Opportunity to build a custom dream home.
    (903) 802-9604
    We can help!
    Listing Contact
    Kelly Vessels
    Real Estate License ID: 0686708
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!