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    133 Ac +- Vz County Rd 4701 Ben Wheeler, TX 75754

    Sponsored
    For Sale
    $1,800,000

    Unimproved Land - Ben Wheeler, TX

    Type:Unimproved Land
    Lot size:
    133.21 Acres
    Days on Market:
    15
    Last Refresh:
    Jan 22 at 3:06 pm

    Property Features for 133 Ac +- Vz County Rd 4701

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    R000018688
    Lot size
    133.21 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Norma Barrett

    Coldwell Banker, Anderson Real (903) 567-6519 [email protected]

    Listing agent Norma Barrett (903) 567-6519 License #0727752

    Listing date Jan 8, 2026

    MLS# 21148997 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.

    Learn more

    Overview

    Land with Pond and Creeks

    This 133.21-acre land parcel, subdivided from a larger 154.95-acre tract, offers direct access to FM 773 and CR 4701. The property features a large pond and various creeks, making it suitable for hunting, investment, or building a home. It is Wildlife Tax Exempt and benefits from a supply of fresh water and diverse animal and habitat life. A major creek flows through the property for about 0.5 mile, accompanied by a freshwater marsh recognized by TPWD as a high-quality wetland, serving as a winter roost for ducks. The land includes wooded hills with springs that feed the creeks, joining the main creek. The rolling hills are covered in Hickory, Red Oak, Post Oak, Huckleberry, and Dogwood, providing multiple building sites. The property is located 2 miles from Ben Wheeler, 9 miles from Edom, and 12 miles from Canton. The owner is also willing to sell the homestead and an additional tract of land for a total of 185 acres more or less.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.7147739
    Latitude
    32.4220045

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    FAQs

    What type of property is this?
    Land - 133.21 acres of land ideal for hunting or building.
    Where is this land located?
    The property is located at 133 Ac +- Vz County Rd 4701 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: - Direct access to FM 773 and CR 4701, offering excellent accessibility.; - Large pond and various creeks create an ideal environment for hunting, recreation, or building a dream home.; - Wildlife Tax Exemption provides significant cost savings.
    (903) 567-6519
    Request Owner's contact information
    133 Ac +- Vz County Rd 4701 Ben Wheeler, TX 75754
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    Ben Wheeler, TX 75754
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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
    133 Ac +- Vz County Rd 4701 Ben Wheeler, TX 75754
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    We can help!
    Listing Contact
    Norma Barrett
    Real Estate License ID: 0727752
    (903) 567-6519
    Learn more
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