Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    10 Acres in Mansfield ETJ Title is generated by Realmo AI

    2500 Howell Drive, Venus, TX 76084

    View on Map
    Claim this Listing
    For Sale
    $3,000,000

    Unimproved Land - Venus, TX

    Type:Unimproved Land
    Lot size:
    10.00 Acres
    Added:
    Oct 1, 2025
    Days on Market:
    220
    Last Refresh:
    May 8 at 10:06 pm

    Property Features for 2500 Howell Drive

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    126041608011
    Lot size
    10.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Phillip Varrichio

    Listing agent Phillip Varrichio License #0625923

    Listing office VarTex Realty, LLC PO BOX 210, MANSFIELD, TX

    Listing date Oct 1, 2025

    MLS# 20503240 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

    • 10 Acres in Mansfield ETJ: Large acreage provides ample space and potential.
    • Located on Corner Lot: Increased accessibility and visibility on Howell and English Trail.
    • Mansfield Location: Desirable location just south of Mansfield City Limits.
    • Development Approaching: M3 Ranch and Birdsong residential developments are approaching from the north.
    • Substantial road frontage on Howell (835 ft) and English Trail (520 ft).
    • Fenced Property.

    Overview

    This property features 10 acres of unimproved land situated in the Mansfield Extra Territorial Jurisdiction (ETJ), located just south of the Mansfield City Limits. The land is positioned on the corner of Howell Drive and English Trail, offering 835 feet of frontage on Howell Drive and 520 feet of frontage on English Trail. Residential developments, specifically M3 Ranch and Birdsong, are approaching the property from the north.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Big Box & Wholesale Store Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    Venus
    County
    Johnson
    State
    Texas
    Longitude
    -97.13248
    Latitude
    32.527198

    Nearby Similar for Sale

    • $1,500,000

      Commercial Property with Income Potential

      8-acre commercial property with truck parking income and business opportunity.
      801 S FM157, Venus, TX 76084
      View Details
    • $504,000

      Turnkey Duplex in Heritage Hills

      Class-A duplex in Venus, TX, near Dallas and Fort Worth.
      632 And 636 Harvest Moon Drive, Venus, TX 76084
      View Details
    • $699,999
      1,820 SF

      Venus Farm and Ranch Property

      12+ acre farm with home, workshop, and barn.
      3510 Cattle Drive, Venus, TX 76084
      View Details
    • $1,300,000

      Highway Frontage Commercial Land Opportunity

      2.822 acres on Highway 67 in growing Venus, TX.
      109 W Highway 67, Venus, TX 76084
      View Details
    • $9,947,600

      Venus TX Unimproved Development Land

      191.3 acres suitable for various developments and investments.
      3632 CR-619, Venus, TX 76084
      View Details
    • $894,000

      20+ Acres in Maypearl ISD

      20+ acres of unimproved land in Venus, TX.
      345 N Armstrong Road, Venus, TX 76084
      View Details
    • $1,600,000

      26 Acres Development Opportunity, Venus

      26 acres in Johnson County with income-producing mobile homes.
      1701 County Road 214, Venus, TX 76084
      View Details
    • $829,000

      New Fourplex in Heritage Hills

      Built in 2023, four units, fully leased, great location.
      640-642-644-646 Fallow Drive, Venus, TX 76084
      View Details
    • $845,000

      Luxury Fourplex in Growing DFW

      Like-new fourplex near Dallas and Fort Worth, 100% occupied.
      701-703-705-707 Harvest Moon Drive, Venus, TX 76084
      View Details
    • $2,000,000

      91.52 Acres in Venus, Texas

      91.52 acres of unimproved land in Venus, Texas ETJ.
      12548 FM-1807, Venus, TX 76009
      View Details
    • $98,500

      Residential Lot in Venus, TX

      Cleared 0.88-acre residential lot ready for building in Venus.
      1106 Pakse Street, Venus, TX 76084
      View Details
    • $170,000

      Ready to Build Two-Acre Lot

      Two-acre lot ready to build outside city limits.
      430 Marion Road, Venus, TX 76084
      View Details

    FAQs

    What type of property is this?
    Land - Unimproved land in Mansfield ETJ, south of Mansfield City Limits.
    Where is this land located?
    The property is located at 2500 Howell Drive Venus, TX.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: 10 Acres in Mansfield ETJ: Large acreage provides ample space and potential.; Located on Corner Lot: Increased accessibility and visibility on Howell and English Trail.; Mansfield Location: Desirable location just south of Mansfield City Limits.
    (817) 509-5200
    We can help!
    Listing Contact
    Phillip Varrichio
    Real Estate License ID: 0625923
    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

    Thank You for Inquiry
    2500 Howell Drive, Venus, TX 76084
    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!