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    Agricultural Land with Pasture Title is generated by Realmo AI

    TBD 100 Acres FM-1396, Ivanhoe, TX 75447

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    Claim this Listing
    For Sale
    $1,295,412

    LAND - Other - Ivanhoe, TX

    Lot size:
    103.63 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    100
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for TBD 100 Acres FM-1396

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Wooded
    Standard status
    Active
    APN
    000000072624
    Lot size
    103.63 Acres

    Taxes and HOA fees

    Tax Description
    Acres 247.483, Abst A0180, A0180 M CALDWELL, ACRES
    Tax Annual Amount
    369

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    BEN WILLIAMS

    Listing agent BEN WILLIAMS License #0472370

    Listing office C-21 DEAN GILBERT, REALTORS Sherman, TX

    Listing date Feb 25, 2026

    MLS# 21164414 Listing URL

    Copyright © 2026 North Texas Real Estate Information Systems, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 103‑acre land tract in Fannin County, featuring a mix of trees and pasture.
    • Gentle, varied terrain with wide open spaces and multiple potential home sites.
    • Agricultural exemption is in place.
    • Includes guidance on lot sales: tracts A and D (end tracts) must sell first or with either lot A or D.
    • No selling from the middle lots until the outside lots sell.

    Overview

    This offering presents an approximately 103.6-acre agricultural property featuring a mix of trees and pasture. The terrain is described as gently varied, with wide-open spaces and multiple potential home sites, making it suitable for buyers looking to build a custom residence or place a manufactured home. The land is positioned for ranching or hobby-farm use, including opportunities for a barn and general country living. An agricultural exemption is in place, adding a layer of tax stability for qualifying ownership.

    Located in Fannin County, Texas near town and recreational areas, the property is also described as being close to lakes. The seller notes privacy and “get away from it all” appeal, while still maintaining convenience to nearby amenities. Prospective buyers should also be aware of a tract-selling requirement: the end tracts (A and D) must sell first or sell together with either lot A or lot D, and there can be no selling from the middle lots until the outside lots have sold.

    For investors, the combination of acreage, agricultural exemption status, and flexible future use supports a hold-and-grow strategy. For end users, the property’s natural mix of pasture and tree cover, along with multiple suggested build settings, aligns well with buyers seeking a quiet rural homesite or a small-scale ranch lifestyle.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Ivanhoe
    County
    Fannin
    State
    Texas
    Longitude
    -96.1270051
    Latitude
    33.695505

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - A privacy-focused farmland tract with trees and pasture, offered with an agricultural exemption for long-term flexibility.
    Where is this agricultural land / farmland located?
    The property is located at TBD 100 Acres FM-1396 Ivanhoe, TX.
    What is the asking price?
    The asking price for this property is $1,295,412.
    What are key features of this property?
    This property features: 103‑acre land tract in Fannin County, featuring a mix of trees and pasture.; Gentle, varied terrain with wide open spaces and multiple potential home sites.; Agricultural exemption is in place.
    (903) 893-5188
    We can help!
    Listing Contact
    BEN WILLIAMS
    Real Estate License ID: 0472370
    Learn More
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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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