Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    471 VZ County Road 3410 Wills Point, TX 75169

    View on Map
    Claim this Listing
    For Sale
    $174,900

    Unimproved Land - Wills Point, TX

    Type:Unimproved Land
    Lot size:
    7.45 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    87
    Last Refresh:
    Apr 18 at 11:06 pm

    Property Features for 471 VZ County Road 3410

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    R000113397
    Lot size
    7.45 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Rhonda Beckles

    Listing agent Rhonda Beckles License #0785487

    Listing office Real Broker, LLC 2626 Cole Avenue, Dallas, TX

    Listing date Jan 21, 2026

    MLS# 21155453 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.

    Overview

    7.447 Acres Unimproved Land Available

    This 7.447-acre tract of land is located just beyond the city limits, offering country living with convenient access to I-20 and Highway 80. City water and electricity are available. The property allows a variety of building options to suit your lifestyle, including a custom home, barndominium, or tiny home. The land features a mix of open pasture and a pond. It is animal-friendly and has no HOA. This property is located in Wills Point, Texas, in Van Zandt County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.009732
    Latitude
    32.694392

    Nearby Similar for Sale

    • $549,999
      2,800 SF

      Versatile Commercial Building in Wills Point

      Mixed-use property in Wills Point's thriving downtown corridor.
      203 N 5th Street, Wills Point, TX 75169
      View Details
    • $599,900

      Historic Downtown Restaurant with Potential

      Iconic restaurant property in Wills Point's Historic Downtown.
      124 W North Commerce Street, Wills Point, TX 75169
      View Details
    • $995,000

      Van Zandt Airport Office Investment

      Multi-tenant office building with airport access near I-20.
      36549 State Highway 64, Wills Point, TX 75169
      View Details
    • $1,999,999

      Downtown Wills Point Investment Opportunity

      Commercial office building with multi-year tenant lease in place.
      400 N 4th Street, Wills Point, TX 75169
      View Details
    • $1,495,000

      Highway 80 Commercial Opportunity

      Premier commercial property on 3.92 acres with highway visibility.
      21891 U.S. Highway 80, Wills Point, TX 75169
      View Details
    • $195,000

      Historic Downtown Commercial Space

      Turnkey restaurant opportunity in historic Wills Point, Texas.
      235 N 4th Street, Wills Point, TX 75169
      View Details
    • $895,000

      Restaurant, Gas Station, Retail Opportunity

      Operating restaurant, gas station, retail store, and residence on 10 acres.
      28323 Interstate 20, Wills Point, TX 75169
      View Details
    • $235,000

      Downtown Wills Point Commercial Property

      Versatile commercial property in downtown Wills Point, ideal for investors.
      105 N 4th Street, Wills Point, TX 75169
      View Details
    • $850,000
      2,331 SF

      Turnkey Horse Ranch with Modern Farmhouse

      Working horse ranch with modern farmhouse near lake and highways.
      1305 VZ County Road 3821, Wills Point, TX 75169
      View Details
    • $215,000
      1,800 SF

      Downtown Wills Point Commercial Property

      Versatile commercial property in downtown Wills Point, Texas.
      111 N 4th Street, Wills Point, TX 75169
      View Details
    • $175,000

      Historic Downtown Retail Opportunity

      Commercial building in historic downtown Wills Point, Texas for sale.
      233 N 4th Street, Wills Point, TX 75169
      View Details
    • $735,570

      Secluded East Texas Land

      58 acres of unrestricted land ideal for homesteading.
      00 Vz County Road 3812, Wills Point, TX 75169
      View Details

    FAQs

    What type of property is this?
    Land - 7.447 acres of land with city utilities near I-20.
    Where is this land located?
    The property is located at 471 VZ County Road 3410 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $174,900.
    What are key features of this property?
    This property features: Easy access to I‑20 and Highway 80, providing convenient travel.; Located just beyond city limits, offering peaceful country living near city amenities.; City water and electricity available, simplifying the building process.
    (855) 450-0442
    We can help!
    Listing Contact
    Rhonda Beckles
    Real Estate License ID: 0785487
    Learn More
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!