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    Recreation Waterfront Land Tract Title is generated by Realmo AI

    455 County Road 3395, Ladonia, TX 75449

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    Claim this Listing
    For Sale
    $1,151,100

    LAND - Ladonia, TX

    Lot size:
    38.37 Acres
    Added:
    Apr 16, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 4 at 2:06 am

    Property Features for 455 County Road 3395

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    83831
    Lot size
    38.37 Acres

    Taxes and HOA fees

    Tax Description
    A1026 R SMITH, ACRES 38.373

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Year built
    1975

    We can help!

    Listing Contact
    Hannah Cupps

    Listing agent Hannah Cupps License #0761034

    Listing office C4 Home and Land Team 101 E. Park Blvd, Ste 600, Dallas, TX

    Listing date Apr 16, 2026

    MLS# 21229459 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

    • 38+ acres near the South FM 2990 Boat Ramp at the CR 3395 intersection in Ladonia, TX, with close access to Lake Ralph Hall.
    • Currently zoned single‑family and sold as‑is, with potential for future commercial consideration (buyer to verify).
    • Utilities available: Ladonia city water, electric by Oncor; sewer provided via septic tank.
    • Lake Ralph Hall spans approximately 7,568 acres, supporting ongoing regional recreation activity like fishing and waterfowl hunting.
    • Nearby amenities include the SH 34 bridge with pedestrian access, Ladonia Fossil Park, and Caddo National Grasslands.
    • Location convenience: about 20 minutes to Commerce and Honey Grove; within 30 minutes of Greenville, Trenton, and Bois d’Arc Lake; DFW Metroplex in under an hour.

    Overview

    This is a for-sale recreation and waterfront land tract totaling approximately 38.37 acres, sold as-is. The property is currently zoned for single-family use. Utilities identified for the site include city water available from Ladonia, with electricity provided by Oncor. The seller notes the property may be eligible for annexation into city limits for additional services, and buyer should verify all information.

    The tract is described as being positioned near the South FM 2990 Boat Ramp and at the intersection of CR 3395 in Ladonia, Texas, providing close proximity to one of the primary public access points on Lake Ralph Hall. Lake Ralph Hall is described as a recreational-focused lake of approximately 7,568 acres. The public remarks also reference nearby outdoor recreation, including access to areas such as Ladonia Fossil Park and Caddo National Grasslands.

    For buyers, the combination of sizeable acreage, adjacency to lake public access, and available utilities supports a range of recreation-oriented and residential planning options under the current zoning. The listing also indicates potential for future commercial consideration, subject to verification and applicable approvals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Ladonia
    County
    Fannin
    State
    Texas
    Longitude
    -95.9643891
    Latitude
    33.4354518

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    FAQs

    What type of property is this?
    Waterfront Land - 38+ acre Lake Ralph Hall-adjacent tract near public boat ramp access with utilities available for future use planning.
    Where is this waterfront land located?
    The property is located at 455 County Road 3395 Ladonia, TX.
    What is the asking price?
    The asking price for this property is $1,151,100.
    What are key features of this property?
    This property features: 38+ acres near the South FM 2990 Boat Ramp at the CR 3395 intersection in Ladonia, TX, with close access to Lake Ralph Hall.; Currently zoned single‑family and sold as‑is, with potential for future commercial consideration (buyer to verify).; Utilities available: Ladonia city water, electric by Oncor; sewer provided via septic tank.
    (469) 909-1926
    We can help!
    Listing Contact
    Hannah Cupps
    Real Estate License ID: 0761034
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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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