Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    20+ Acre Land Near Red River Title is generated by Realmo AI

    16513 FM 1159, Clarksville, TX 75426

    View on Map
    Claim this Listing
    For Sale
    $164,900

    Improved Land - Clarksville, TX

    Lot size:
    20.85 Acres
    Added:
    Apr 30, 2026
    Days on Market:
    33
    Last Refresh:
    Jun 1 at 2:06 am

    Property Features for 16513 FM 1159

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    multiple
    Lot size
    20.85 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Meagen Smith
    Meagen Smith

    Listing agent Meagen Smith License #0679901

    Listing office Hygge Homes and Land 122 Bonham St, Paris, TX

    Listing date Apr 30, 2026

    MLS# 21254210 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

    • 20.853‑acre tract with abundant FM and county road frontage.
    • Equipped with electricity and a water well on site.
    • Large pond for scenic value and recreational appeal.
    • Minutes from the Red River crossing into Oklahoma, offering easy access.
    • Ideal for hunting with abundant wildlife throughout the area.
    • Extensive road frontage provides excellent access and flexibility.

    Overview

    This 20.853-acre tract offers accessibility and natural beauty, featuring frontage on both Farm to Market and county roads. Located minutes from the Red River crossing into Oklahoma, the property provides convenient access while maintaining a peaceful, private setting. Suitable as a private hunting retreat, future homesite, or investment property, the land includes existing electricity and a water well. A large pond enhances the scenic and recreational value, ideal for fishing and wildlife observation. The acreage is suited for a hunting getaway or nature escape, with abundant wildlife throughout the area. Extensive road frontage allows flexibility for multiple building sites or future development. The property offers open space with the convenience of proximity to the Texas–Oklahoma border.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Clarksville
    County
    Red River
    State
    Texas
    Longitude
    -94.9877
    Latitude
    33.6404

    Nearby Similar for Sale

    • $950,000

      Versatile Commercial Building on 8+ Acres

      Adaptable commercial building with warehouse and retail space in Clarksville.
      150 W Main Street, Clarksville, TX 75426
      View Details
    • $810,000
      3,832 SF

      Lakefront Ranch with Rolling Topography

      49.23-acre lakefront ranch with a 3832 sq ft home.
      1203 County Road 3100, Clarksville, TX 75426
      View Details
    • $15,000
      1,152 SF

      Main Street Commercial Property, Clarksville

      Charming commercial property on Main Street with excellent visibility.
      1001 E Main Street, Clarksville, TX 75426
      View Details
    • $99,900

      Two Homes, One Smart Investment

      Two homes with renovation potential in a relaxed small town.
      1304/1306 West End Avenue, Clarksville, TX 75426
      View Details
    • $812,000

      Productive Ranchland Near Clarksville

      216.5 acres of ranchland with pasture and wooded terrain.
      4279 Fm 909, Clarksville, TX 75426
      View Details
    • $550,000

      102-Acre Hunting and Recreational Land

      Versatile land with highway frontage, ideal for hunting and recreation.
      7453 Farm Road 412, Clarksville, TX 75426
      View Details
    • $185,000

      Highway Frontage Development Opportunity

      13 acre property with highway frontage near Paris, Texas.
      Tbd Hwy 37 N, Clarksville, TX 75426
      View Details
    • $269,000

      Clarksville Fourplex: Investment Opportunity

      Fourplex in Clarksville, TX, offering immediate income and value-add potential.
      104 E South Street, Clarksville, TX 75426
      View Details
    • $540,000

      Hunter's Paradise Near Red River

      48.47 acres of improved hunting and recreational land.
      11750 FM 1159, Clarksville, TX 75426
      View Details
    • $12,835,000

      2523-Acre Farm South of Clarksville

      Large farm with tillable acreage and pivot irrigation.
      00 FM 909, Clarksville, TX 75426
      View Details
    • $230,000
      2,800 SF

      Unrestricted Acreage near Red River

      39+ acres in Clarksville, TX, ideal for residence or investment.
      39 Acres County Rd 3255, Clarksville, TX 75426
      View Details
    • $80,000

      Cleared Land Near Clarksville

      Ready for building, manufactured home, or RV near Clarksville.
      Tbd Highway 82, Clarksville, TX 75426
      View Details

    FAQs

    What type of property is this?
    Land - 20.853-acre tract near Red River with road frontage.
    Where is this land located?
    The property is located at 16513 FM 1159 Clarksville, TX.
    What is the asking price?
    The asking price for this property is $164,900.
    What are key features of this property?
    This property features: 20.853‑acre tract with abundant FM and county road frontage.; Equipped with electricity and a water well on site.; Large pond for scenic value and recreational appeal.
    (903) 609-2050
    We can help!
    Listing Contact
    Meagen Smith
    Meagen Smith
    Real Estate License ID: 0679901
    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

    Thank You for Inquiry
    16513 FM 1159, Clarksville, TX 75426
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!