Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Acreage in Martins Mill ISD Title is generated by Realmo AI

    269 VZ County Road 4305, Ben Wheeler, TX 75754

    View on Map
    Claim this Listing
    For Sale
    $199,000

    Rural Acreage - Ben Wheeler, TX

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

    Property Features for 269 VZ County Road 4305

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Fencing
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    15.77 Acres

    Taxes and HOA fees

    Tax Annual Amount
    41.76

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    David Kurtz
    David Kurtz

    Listing agent David Kurtz License #0636001

    Listing office Dwell Realty 7248 Crosswater, Tyler, TX

    Listing date Apr 30, 2026

    MLS# 26006126 Listing URL

    Copyright © 2026 Greater Tyler Association 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.

    HighLights

    • 15.767‑acre tract offering space and quiet of country living
    • AG exempt for hay production, providing tax advantages
    • Located in the highly regarded Martins Mill ISD
    • Deed restrictions protect integrity and long‑term value
    • Suitable for a custom home or small homestead
    • Fenced property

    Overview

    This 15.767-acre tract is located in Ben Wheeler, TX, within the Martins Mill Independent School District. The property is currently AG exempt for hay production. Deed restrictions are in place, limiting the property to residential use with a minimum 1,500 sq ft site-built home. Manufactured or mobile homes are not allowed, and parcels cannot be subdivided below five acres. Additional guidelines include no metal siding on homes, no commercial businesses with public traffic, and no junkyards or dumping. Livestock restrictions apply, including no hogs or pigs and no commercial dog breeding. The land offers wide-open views and a peaceful setting.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Auto Repair Shop Electrical Service Garden Center Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6606
    Latitude
    32.416

    Nearby Similar for Sale

    • $555,000
      2,032 SF

      Edom Texas Ranch Retreat

      19-acre ranch with a 2,036 sq ft residence.
      7991 FM 314, Ben Wheeler, TX 75754
      View Details
    • $875,000
      1,200 SF

      East Texas Farm on 47+ Acres

      Turnkey East Texas farm with cabin, shop, and pasture.
      6100 Fm 314, Ben Wheeler, TX 75754
      View Details
    • $229,000
      3,850 SF

      Versatile Church Property on 1.25 Acres

      Turnkey property suitable for church, daycare, or office headquarters.
      1525 VZCR 4512, Ben Wheeler, TX 75754
      View Details
    • $2,349,500
      1,440 SF

      East Texas Ranch with Lake

      115-acre ranch with custom home and 6-acre lake.
      1423 Fm 1653, Ben Wheeler, TX 75754
      View Details
    • $229,000

      Versatile Property in Van Zandt County

      Turnkey property on 1.25 acres, ideal for various uses.
      1525 Vz County Road 4512, Ben Wheeler, TX 75754
      View Details
    • $429,900
      3,168 SF

      Turnkey Investment Property on Acreage

      Income-producing property with three units on 2.87 acres.
      138 VZ County Road 4714, Ben Wheeler, TX 75754
      View Details
    • $500,000

      Corner Property with Office Building

      0.5 acre corner property with 1,062 sq ft office building.
      13814 State Highway 64, Ben Wheeler, TX 75754
      View Details
    • $956,988
      2,498 SF

      East Texas Ranch Opportunity

      76.559-acre ranch near Ben Wheeler, Texas, with diverse potential.
      411 County Road 4313, Ben Wheeler, TX 75754
      View Details
    • $429,900

      Turnkey Investment Property on Acreage

      Income-producing property with expansion potential on 2.87 acres.
      138 Vz County Road 4714, Ben Wheeler, TX 75754
      View Details
    • $1,883,939

      228.8 Acres Timberland Near Tyler, TX

      228.8-acre timberland property near Ben Wheeler, TX, with highway frontage.
      000 Hwy 64 #3, Ben Wheeler, TX 75754
      View Details
    • $5,208,696

      East Texas Hunting & Timberland

      699-acre recreational land tract near Ben Wheeler, Texas.
      000 Hwy 64 #1, Ben Wheeler, TX 75754
      View Details
    • $475,000

      Picturesque Treed Acres in Ben Wheeler

      21-acre ranch with shop, pond, and utilities in place.
      000 VZ County Road 4505, Ben Wheeler, TX 75754
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 15.767-acre tract in Martins Mill ISD.
    Where is this agricultural land / farmland located?
    The property is located at 269 VZ County Road 4305 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: 15.767‑acre tract offering space and quiet of country living; AG exempt for hay production, providing tax advantages; Located in the highly regarded Martins Mill ISD
    (903) 574-2888
    We can help!
    Listing Contact
    David Kurtz
    David Kurtz
    Real Estate License ID: 0636001
    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
    269 VZ County Road 4305, Ben Wheeler, TX 75754
    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!