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    Telephone, TX Farm/Ranch Property Title is generated by Realmo AI

    4572 County Road 2700, Telephone, TX 75488

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    For Sale
    $440,000

    Farm/Ranch - Telephone, TX

    Type:Farm
    Property size:
    1,152 SF
    Lot size:
    16.36 Acres
    Price / SF:
    $381/SF
    Added:
    Feb 25, 2026
    Days on Market:
    80
    Last Refresh:
    May 16 at 11:06 pm

    Property Features for 4572 County Road 2700

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Driveway
    Interior features
    Cable Tv Available, High Speed Internet Available, Open Floorplan, Walk-in Closet(s)
    Exterior features
    Rv Hookup, Fence
    Fencing
    Fenced
    Appliances
    Cooktop, Cooktop - Electric, Dryer
    Standard status
    Active
    APN
    000000078292
    Size
    1,152 SF
    Lot size
    16.36 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1988
    Floors in Building
    1
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Ryan Titsworth

    Listing agent Ryan Titsworth License #0714715

    Listing office Weichert Realtors-Solid Ground 420 West Sam Rayburn Drive, Bonham, TX

    Listing date Feb 25, 2026

    MLS# 21174647 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

    • Prime location less than half a mile from Bois d'Arc Lake North Boat Ramp, ideal for boating and fishing.
    • Spacious 16.36‑acre property with a mix of open pasture and mature trees, suitable for various recreational uses, livestock, or hobby farming.
    • Recently upgraded 3‑bedroom, 2‑bath home with functional open layout, central heating/air, and included appliances, making it move‑in ready.
    • Minimal restrictions on the land, offering flexibility for a homestead, weekend retreat, or investment property.
    • Convenient access to Highway 82 for quick travel to Sherman, Paris, and the DFW area, while maintaining a quiet rural atmosphere.
    • Proximity to other recreational areas like Caddo National Grassland and multiple casinos, providing diverse entertainment options.

    Overview

    Located near Bois d'Arc Lake in Telephone, TX, this 16.36-acre property offers space and privacy. The property includes a recently upgraded 3-bedroom, 2-bath home with 1,152 square feet of living space. The property is located less than half a mile from the North Boat Ramp. The land features a mix of open pasture and mature trees, suitable for horses, livestock, hobby farming, hunting, or recreational use. The property is suited for a homestead, weekend retreat, or investment opportunity. The updated home offers a functional open layout with central heating and air, an electric cooktop, and included appliances. The property provides access to Highway 82, offering travel to Sherman, Paris, and the DFW area. Nearby recreation includes Caddo National Grassland, Coffee Mill Lake, and Crockett Lake. Located in Fannin County within Sam Rayburn ISD, this property presents an opportunity to own acreage near premier lake access.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Telephone
    County
    Fannin
    State
    Texas
    Longitude
    -96.01133
    Latitude
    33.80257

    Nearby Similar for Sale

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    • $1,425,000
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    • $440,000
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    FAQs

    What type of property is this?
    Farm - 16.36-acre property near Bois d'Arc Lake with upgraded home.
    Where is this farm located?
    The property is located at 4572 County Road 2700 Telephone, TX.
    What is the asking price?
    The asking price for this property is $440,000.
    What are key features of this property?
    This property features: Prime location less than half a mile from Bois d'Arc Lake North Boat Ramp, ideal for boating and fishing.; Spacious 16.36‑acre property with a mix of open pasture and mature trees, suitable for various recreational uses, livestock, or hobby farming.; Recently upgraded **3‑bedroom, 2‑bath home with functional open layout**, central heating/air, and included appliances, making it move‑in ready.
    (903) 583-4900
    We can help!
    Listing Contact
    Ryan Titsworth
    Real Estate License ID: 0714715
    Learn More
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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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