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

    661 Vzcr 4406 Ben Wheeler, TX 75754

    Sponsored
    For Sale
    $479,900

    Acreage W/Res, Single Family - Ben Wheeler, TX

    Property size:
    2,008 SF
    Lot size:
    10.00 Acres
    Days on Market:
    5
    Last Refresh:
    Jan 31 at 4:06 pm

    Property Features for 661 Vzcr 4406

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    APN
    066.0903.0110.0000.0000
    Parking features
    Garage, Workshop
    Patio and Porch features
    Patio, Porch
    Interior features
    Washer/Dryer Connection, Paneling, Smoke Detector, Ceiling Fans, Separate Shower, Electric Water Heater
    Exterior features
    Insulated Windows And Doors, Storage Building, Front/Back Porch, Fence, Residence(s), Fenced, Cross Fenced, Workshop, Loading Chutes, Patio, Shade Trees
    Fencing
    Cross Fenced, Fenced
    Appliances
    Range
    Size
    2,008 SF
    Lot size
    10.00 Acres

    Utilities

    Utilities
    Electricity Available, Water Available
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1969
    Building materials
    Brick, Frame
    Roof type
    Composition
    Architectural style
    Other
    Additional Structures
    Residence, Storage, Workshop

    We can help!

    Listing Contact
    Valerie Bahm
    Valerie Bahm

    Keller Williams Realty - Cedar Creek Lake Properties (972) 772-7003

    Listing agent Valerie Bahm (903) 910-3400

    Listing date Jan 27, 2026

    MLS# 109735 Listing URL

    Copyright © 2026 Henderson County Board of REALTORS®. 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

    Property Insight Report

    Overview

    Ranch Property in Ben Wheeler, TX

    This ranch-inspired property is located in the town of Ben Wheeler in Van Zandt County. The property includes over 10 acres of land suitable for animals and hobby farming. The land is equipped with barns that have stalls, fencing, corrals, and storage spaces. An agricultural exemption is in place. The ranch house has 2,008 square feet of space, featuring 3 bedrooms, 2 full baths, and a large living area. A bonus room can serve as a game room, hobby space, or additional family area. The two-car garage includes an extra bathroom and storage. Updates have been made throughout the home. There are three newer 12x20 insulated storage buildings. A 20x40 barn, a 20x30 barn, a chicken barn, and another older barn are also present, complete with stalls and a squeeze chute. Multiple fenced areas are adaptable for various types of livestock. A stocked pond contains catfish, bluegill, and bass. The property falls within the Van Independent School District. The property is located near Canton's trade days.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6606
    Latitude
    32.416

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    FAQs

    What type of property is this?
    Ranch - Ranch-style home on 10 acres in Van Zandt County.
    Where is this ranch located?
    The property is located at 661 Vzcr 4406 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $479,900.
    What are key features of this property?
    This property features: - Over 10 acres of land with agricultural exemption, barns, stalls, fencing, and corrals ideal for animals and hobby farming.; - Updated 2,008 sq ft ranch house features 3 bedrooms, 2 baths, bonus room, and a 2-car garage with extra bathroom and storage.; - Multiple barns (including 20x40, 20x30, chicken barn, and older barn) with stalls and squeeze chute, plus three newer 12x20 insulated storage buildings.
    (903) 386-6064
    Request Owner's contact information
    661 Vzcr 4406 Ben Wheeler, TX 75754
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    Ben Wheeler, TX 75754
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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
    661 Vzcr 4406 Ben Wheeler, TX 75754
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    We can help!
    Listing Contact
    Valerie Bahm
    Valerie Bahm
    Real Estate License ID: 0629769
    (903) 386-6064
    Learn more
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