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    Hunting Land Tract with Pond Title is generated by Realmo AI

    7453 Farm Road 412, Clarksville, TX 75426

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    Claim this Listing
    For Sale
    $550,000

    LAND - Clarksville, TX

    Lot size:
    102.04 Acres
    Added:
    May 6, 2026
    Days on Market:
    29
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for 7453 Farm Road 412

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Brush
    Standard status
    Active
    APN
    01162300000001500
    Lot size
    102.04 Acres

    Taxes and HOA fees

    Tax Description
    ABSTRACT 1623 F M DAVIS MAP I-13 TC-99 73.949
    Tax Annual Amount
    1673

    We can help!

    Listing Contact
    Rusty Lowe
    Rusty Lowe

    Listing agent Rusty Lowe License #0435783

    Listing office Century 21 Harvey Properties-P Bonham, TX

    Listing date May 6, 2026

    MLS# 21260508 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

    • 102+/- acre tract with FM highway frontage for convenient access
    • Sand Branch skirting the NE quadrant adds natural waterway and wildlife corridor along the property edge
    • Land features a mix of plantation pine and mature hardwoods, creating varied timber and natural cover
    • Pond on the property provides an on‑site water source
    • Approximately 19 acres of open pasture for food plots, livestock, or a future homesite
    • Utilities are available to support building a hunting cabin, weekend retreat, or full‑time residence

    Overview

    Set up for serious outdoor use, this approximately 102-acre hunting tract combines plantation pine and mature hardwoods with natural cover throughout. A pond on the property adds both recreational value and a dependable water source for game, while the remaining acreage supports a rugged, wildlife-friendly landscape.

    FM highway frontage provides straightforward access, balancing seclusion with convenience. Sand Branch skirting the NE quadrant enhances the setting, and utilities are available to support building plans. About 19 acres of open pasture offer flexibility for food plots, livestock, or potential future development, with the rest of the land remaining in timber and established cover.

    The mix of open ground, water, and dense habitat makes this a practical fit for hunters looking for versatility in the same setting. It also appeals to buyers who want more than just a weekend getaway, with utility availability supporting the concept of a cabin, retreat, or full-time residence while keeping the character and utility of the land intact.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarksville
    County
    Red River
    State
    Texas
    Longitude
    -94.9877
    Latitude
    33.6404

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    FAQs

    What type of property is this?
    Hunting land - An approximately 100-acre tract with pond, pasture, and timber cover—ready for hunting, food plots, or a weekend retreat.
    Where is this hunting land located?
    The property is located at 7453 Farm Road 412 Clarksville, TX.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: 102+/- acre tract with FM highway frontage for convenient access; Sand Branch skirting the NE quadrant adds natural waterway and wildlife corridor along the property edge; Land features a mix of plantation pine and mature hardwoods, creating varied timber and natural cover
    (903) 583-3188
    We can help!
    Listing Contact
    Rusty Lowe
    Rusty Lowe
    Real Estate License ID: 0435783
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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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