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    The Largest CRE Database in the US with Over 1 Million Listings

    4510 Cr 2010 Mount Vernon, TX 75457

    Sponsored
    For Sale
    $375,000

    Farm/Ranch - Mount Vernon, TX

    Type:Farm
    Property size:
    800 SF
    Lot size:
    29.70 Acres
    Days on Market:
    20
    Last Refresh:
    Jan 27 at 2:06 am

    Property Features for 4510 Cr 2010

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2
    Bedrooms
    2
    Bathrooms
    1
    APN
    10248
    Parking features
    None
    Interior features
    Open Floorplan
    Appliances
    Dishwasher, Microwave, Range, Refrigerator, Washer
    Size
    800 SF
    Lot size
    29.70 Acres

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Year built
    2015
    Floors in Building
    1
    Building materials
    Metal Siding
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Pamela Swanner

    Coldwell Banker Lakehaven (903) 588-2658

    Listing agent Pamela Swanner (903) 588-2658 License #0310081

    Listing date Jan 8, 2026

    MLS# 21148536 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

    Overview

    East Texas Tree Farm Retreat

    This 29.71-acre East Texas tree farm, located near Lake Cypress Springs and Lake Bob Sandlin, offers a tranquil escape. The wooded land, approximately an hour and a half from Dallas, is suitable for a weekend retreat, homestead, or investment property. The property features pecan trees, red oak trees, mixed pine and hardwood timber, and two ponds. The gently rolling terrain provides multiple build sites and recreational opportunities. Improvements include a 40x60 metal building with attached 20x40 living quarters featuring 2 bedrooms, 1 full bath with laundry area, a living and dining combo, and a full kitchen. There is also a 40x40 insulated shop with a wood-burning stove, a 30x40 pole barn with a 20x20 lean-to, and a pod-style storage building. The property offers opportunities to build a dream home, raise animals, or enjoy the East Texas lifestyle, and is a short drive to Winnsboro, Mt. Vernon, and Pittsburg.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Mount Vernon
    County
    Franklin
    State
    Texas
    Longitude
    -95.2185
    Latitude
    33.2157

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    FAQs

    What type of property is this?
    Farm - 29.71 acre East Texas tree farm with living quarters.
    Where is this farm located?
    The property is located at 4510 Cr 2010 Mount Vernon, TX.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: - 29.71 acre tree farm with diverse trees (pecan, red oak, pine, hardwood) and two ponds.; - Includes a 40x60 metal building with **20x40 living quarters** (2 bed, 1 bath, kitchen, laundry).; - Features a 40x40 insulated shop with wood-burning stove and a 30x40 pole barn.
    (903) 885-1534
    Request Owner's contact information
    4510 Cr 2010 Mount Vernon, TX 75457
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    Mount Vernon, TX 75457
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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
    4510 Cr 2010 Mount Vernon, TX 75457
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    We can help!
    Listing Contact
    Pamela Swanner
    Real Estate License ID: 0310081
    (903) 885-1534
    Learn more
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