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    Fenced & Cross-Fenced Equestrian Acreage Title is generated by Realmo AI

    6.5 Ac CR 4586, Sulphur Springs, TX 75482

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    Claim this Listing
    Pending
    $120,000

    LAND - Other - Sulphur Springs, TX

    Lot size:
    6.50 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    39
    Last Refresh:
    Jun 6 at 2:06 am

    Property Features for 6.5 Ac CR 4586

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Fencing
    Fenced
    Standard status
    Pending
    APN
    1111
    Lot size
    6.50 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Tony Johnson

    Listing agent Tony Johnson License #0449946

    Listing office Homes And Ranch Realty Farmersville, TX

    Listing date Apr 29, 2026

    MLS# 21171562 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

    • Approx. 6.5‑acre fenced and cross‑fenced tract for recreation, grazing cattle or horses, or a home site
    • Roping arena included; can be used as‑is or removed for building space
    • Water meter on the property; electric available at the road
    • Oil‑top road frontage with easy access to Hwy. 19
    • Only about 10 minutes to Sulphur Springs

    Overview

    Set on an excellent 6.5-acre country tract, this property is fully fenced and cross fenced, offering practical separation for livestock and everyday use. The acreage shown is approximate, as the tract will be surveyed out of a larger parcel and the final acreage will be confirmed by a new survey. A roping arena is currently in place and can be utilized as such, or it can be removed to create a clear, flexible building site. The land has good grass with a few trees, and it already includes a water meter on the property with electric available at the road.

    The property fronts an oil-top road and provides easy access to Highway 19, with the amenities of Sulphur Springs about ten minutes away. This combination of rural character and convenient access makes the tract appealing for buyers seeking space without feeling removed from services.

    With its fencing, grass cover, and existing utility access, the land is well-suited for buyers looking for grazing cattle or horses, weekend recreation, or a planned home site where the improvements can match the intended lifestyle. If you want an acreage that can support animals now and remain adaptable for future development, this tract is worth a close look.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.567
    Latitude
    33.1779

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Country 6.5-acre tract with fencing, roping arena potential, and utilities for recreation, grazing, or a future home site.
    Where is this agricultural land / farmland located?
    The property is located at 6.5 Ac CR 4586 Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $120,000.
    What are key features of this property?
    This property features: Approx. 6.5‑acre fenced and cross‑fenced tract for recreation, grazing cattle or horses, or a home site; Roping arena included; can be used as‑is or removed for building space; Water meter on the property; electric available at the road
    (903) 455-9944
    We can help!
    Listing Contact
    Tony Johnson
    Real Estate License ID: 0449946
    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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