Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Unrestricted Recreational Acreage with Ponds Title is generated by Realmo AI

    3054 County Road 1165, Brashear, TX 75420

    View on Map
    Claim this Listing
    New
    Pending
    $133,000

    LAND - Brashear, TX

    Lot size:
    7.10 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 5:06 pm

    Property Features for 3054 County Road 1165

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    R000028870
    Lot size
    7.10 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 18.760 TRACT: 9-06 ABST: 980 SURVEY: T
    Tax Annual Amount
    36

    We can help!

    Listing Contact
    Renee Jennings

    Listing agent Renee Jennings License #0596015

    Listing office Real Broker, LLC Dallas, TX

    Listing date Jun 5, 2026

    MLS# 21238980 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

    • 6‑acre unrestricted tract south of Sulphur Springs in SSISD, on County Road 1165.
    • Land features include scattered trees, ponds, and open pasture.
    • Improvements: pole barn plus an existing slab from a previous outbuilding.
    • Utilities are available, and there are no known restrictions.
    • Property supports white‑tailed deer and other native wildlife.
    • 10 dump truck loads of gravel at the entrance (approximately $5,000 value) convey with the property.

    Overview

    This offering is a hard-to-find parcel of unrestricted land with scattered trees, open pasture, and ponds, along with a pole barn and an existing slab from a previous outbuilding. The property is well-suited for buyers looking for acreage that can support recreational use while also leaving room for future improvements. Native wildlife, including white-tailed deer, is present on the land.

    The property is located south of Sulphur Springs in SSISD and sits on County Road 1165 in Hopkins County. Utilities are available, and the site provides country access via the county road frontage. The listing also notes gravel at the entrance, with 10 dump truck loads of gravel included to convey with the property.

    Because the land is described as unrestricted and buyers can bring animals and build according to their preferences, it may fit a range of owner-occupant and recreational goals, including building a custom home or barndominium. For prospective users, the combination of water features, usable open areas, and existing outbuilding infrastructure can help reduce barriers to both day-to-day enjoyment and planning for what comes next.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Department Store Pet Store Coworking & Hybrid Office

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

    Location Insight

    • Map
    • Local Demand
    City
    Brashear
    County
    Hopkins
    State
    Texas
    Longitude
    -95.705827
    Latitude
    32.993747

    Nearby Similar for Sale

    • $729,000

      Ranch-Style Land with Pond

      84 acres with open pasture, a pond, and utilities nearby, offering multiple potential home and ranch sites.
      County Road 1155, Brashear, TX 75420
      View Details
    • $183,487

      Brashear, TX Ag-Exempt Land

      10.48 acres of improved pasture, utilities in place.
      TBD 1 County Road 1168, Brashear, TX 75420
      View Details
    • $237,500

      Brashear, TX Unimproved Land

      19 acres of open and forested land near Brashear, TX.
      County Rd 1119, Brashear, TX 75420
      View Details
    • $861,386

      Recreational Land with Ponds

      Rolling hills with a small lake, ponds, and woods on a quiet county road—ideal for recreation or building your home.
      CR 1163, Brashear, TX 75420
      View Details
    • $569,000

      Private Lake Estate Land

      Spring-fed, stocked private lake property with utilities and highway frontage for legacy homesite or retreat potential.
      31 Acres Texas Highway 19 S, Brashear, TX 75420
      View Details
    • $216,000

      East Texas Acreage Near Lake Fork

      7.5 acres in East Texas near Lake Fork.
      3495 County Road 1157, Brashear, TX 75420
      View Details
    • $999,000
      5,100 SF

      Brashear Farmhouse with Workshop

      Farmhouse with shop, RV hookups, perimeter fencing, and cross-fencing.
      299 RS CR 3411 BRASHEAR TEXAS 75420, BRASHEAR, TX 75453
      View Details

    FAQs

    What type of property is this?
    Hunting land - Unrestricted acreage south of Sulphur Springs with ponds, pasture, and a pole barn for flexible recreation and building use.
    Where is this hunting land located?
    The property is located at 3054 County Road 1165 Brashear, TX.
    What is the asking price?
    The asking price for this property is $133,000.
    What are key features of this property?
    This property features: 6‑acre unrestricted tract south of Sulphur Springs in SSISD, on County Road 1165.; Land features include scattered trees, ponds, and open pasture.; Improvements: pole barn plus an existing slab from a previous outbuilding.
    (214) 202-7615
    We can help!
    Listing Contact
    Renee Jennings
    Real Estate License ID: 0596015
    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
    3054 County Road 1165, Brashear, TX 75420
    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!