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    3670 Fm 2475 Wills Point, TX 75169

    View on Map
    Sponsored
    For Sale
    $475,000

    Improved Land - Wills Point, TX

    Lot size:
    20.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 21 at 2:06 pm

    Property Features for 3670 Fm 2475

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000113235
    Patio and Porch features
    Patio, Porch
    Exterior features
    Awning(s), Covered Patio/Porch, Fence
    Fencing
    Fenced
    Lot size
    20.00 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Joanna Arnwine

    Harden Real Estate Group

    Listing agent Joanna Arnwine License #0539674

    Listing date Mar 20, 2026

    MLS# 21214201 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.

    Learn more

    Property Insight Report

    Overview

    20 Acres Near Lake Tawakoni

    This unique 20-acre property, located one hour east of the Metroplex near Wills Point, TX, offers numerous possibilities for building a dream home or creating a weekend getaway. The land features mature trees, a gated entrance, a gravel drive, and a pond approximately 1 acre in size. Utilities including water, electric, aerobic septic, and internet are already in place. A mobile home on-site will convey, currently used as community bathrooms, an office, a lobby, and make-ready areas for the business operated on-site. The mobile home includes 2 bedrooms, 1 full bath, laundry, living area, kitchen, and breakfast area, with a total of 3.1 baths with exterior access. The property is situated just one mile south of Lake Tawakoni State Park, which offers a 4-lane public boat ramp, 376 acres of oak forest, five miles of lakeshore, hiking trails, swimming, and fishing. The lake spans over 37,000 acres and is known for recreation and its stock of catfish, crappie, and bass. The property sits adjacent to a large area of SRA leaseback, with the current owner leasing a large portion including waterfront access to the lake cove on the west side of CR 3829, fed by Caney Creek. There is no direct boat access to open water, but kayak access is available through a culvert. The area is rich in wildlife, with excellent fishing in the large cove and the pond. The property offers opportunities for hunting, fishing, and hiking, with convenient access to the amenities of the State Park.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Law Firm Hair Salon HVAC Service Hotel & Motel Travel Agency (Bike/Boat/Book/etc) Store Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.971099
    Latitude
    32.799701

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    FAQs

    What type of property is this?
    Recreation land - 20 acres with mature trees, pond, and utilities in place.
    Where is this recreation land located?
    The property is located at 3670 Fm 2475 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: - 20 Acres with mature trees, gated entrance, gravel drive, and a 1-acre pond.; - Utilities in place: Water, electric, aerobic septic, and internet.; - Located one mile from Lake Tawakoni State Park (boat ramp, hiking, fishing, swimming).
    (972) 396-9100
    Request Owner's contact information
    3670 Fm 2475 Wills Point, TX 75169
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    Wills Point, TX 75169
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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.

    More about this property
    3670 Fm 2475 Wills Point, TX 75169
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    Listing Contact
    Joanna Arnwine
    Real Estate License ID: 0539674
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