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    Recreation Land with Utilities Title is generated by Realmo AI

    3012 Vz County Road 2403, Canton, TX 75103

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    Claim this Listing
    For Sale
    $275,000

    LAND - Other - Canton, TX

    Lot size:
    16.39 Acres
    Added:
    May 28, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 3012 Vz County Road 2403

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Grassed
    Standard status
    Active
    APN
    R000055678
    Lot size
    16.39 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 16.390 ABST: 893 SUR: E WILLINGHAM REA
    Tax Annual Amount
    4676

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jennifer Carder

    Listing agent Jennifer Carder License #0833453

    Listing office Weatheread Johnson Realty LLC Athens, TX

    Listing date May 28, 2026

    MLS# 21193387 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

    • Land in Van Zandt County with public water available and septic tank service already on site
    • Electric and a water meter are already present on the property (previous home was on site)
    • New survey provided in the transaction
    • Natural gas pipeline runs along the fence line on the left side of the property (as shown on the new survey)
    • Approximately 11 miles to Hwy 20 in Canton; about 10 miles to Hwy 175 in Mabank; about 1 hour to Dallas

    Overview

    This recreational and hunting tract offers the privacy of the countryside with practical improvements already in place. The prior home was on site, leaving electric, a septic system, and a water meter available for a new owner. The property is suited for buyers looking to build a custom home, use it as a weekend retreat, or hold the land for future opportunities, with enough space to explore, hunt, and enjoy outdoor living.

    The land is located in Van Zandt County near Canton, providing a secluded feel while still staying within reach of local amenities and dining. The remarks note convenient driving distances to Highway 175 in Mabank (approximately 10 miles) and Highway 20 in Canton (approximately 11 miles), with about an hour to Dallas. A new survey is included, and the new survey indicates a natural gas pipeline on the fence line on the left side of the property.

    With utilities already on site and a setting that supports hunting and other recreational use, this property is a strong fit for owner-users who want to start with improvements rather than planning from scratch. It also works for investors or builders seeking a residential-ready piece of land where privacy and outdoor use are part of the appeal.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Building Supply Auto Repair Shop Big Box & Wholesale Store HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Canton
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.7529818
    Latitude
    32.5700747

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    FAQs

    What type of property is this?
    Hunting land - Quiet countryside acreage with on-site electric, septic, and water meter for hunting, a retreat, or a custom build.
    Where is this hunting land located?
    The property is located at 3012 Vz County Road 2403 Canton, TX.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: Land in Van Zandt County with public water available and septic tank service already on site; Electric and a water meter are already present on the property (previous home was on site); New survey provided in the transaction
    (903) 880-0825
    We can help!
    Listing Contact
    Jennifer Carder
    Real Estate License ID: 0833453
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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.

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