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    Cleared Acreage with Mature Trees Title is generated by Realmo AI

    8157 County Rd 2418, Royse City, TX 75189

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    Claim this Listing
    For Sale
    $327,000

    LAND - Royse City, TX

    Lot size:
    4.94 Acres
    Added:
    May 25, 2026
    Days on Market:
    12
    Last Refresh:
    Jun 5 at 5:06 am

    Property Features for 8157 County Rd 2418

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    237622
    Lot size
    4.94 Acres

    We can help!

    Listing Contact
    Rachel Craig

    Listing agent Rachel Craig License #0732040

    Listing office Real Broker, LLC Dallas, TX

    Listing date May 25, 2026

    MLS# 21240017 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

    • Acreage lot in Union Valley, TX with cleared space in front for a build site
    • Mature shade trees in the back for a more wooded setting
    • Pipe fence in front is already installed and the entrance has been started
    • Electric and water available at the street
    • Deed restrictions apply; survey is provided in the transaction desk
    • No HOA; no mobiles allowed; horses welcome

    Overview

    This offering is a spacious acreage parcel with plenty of cleared room for a future build site and mature shade trees at the rear. A pipe fence has already been installed along the front, with the entrance started for easier development planning. Electric and water are available at the street, supporting flexibility for a custom home, farm, or ranch use.

    Located in Union Valley, the property provides a peaceful setting with a large ranch behind the land and across the east side, reducing the likelihood of a neighbor on that side. The location is described as being in a growth corridor with access to Royse City, Rockwall, and Greenville within minutes for shopping and dining, while still offering a rural, wildlife-friendly feel.

    The parcel is positioned well for buyers seeking a buy-and-hold investment in a rapidly growing area or those ready to custom build. Deed restrictions apply, and the survey is available in the transaction desk. Mobile homes are not allowed, while horses are welcome, and there is no HOA per the listing remarks. If you want a buildable canvas with practical site improvements already started, this tract is worth a closer look.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Gym & Fitness Center Auto Parts Store Department Store HVAC Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Royse City
    County
    Rockwall
    State
    Texas
    Longitude
    -96.238486
    Latitude
    32.904137

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Nearly five acres with cleared build space, mature shade trees, and utilities available at the street.
    Where is this agricultural land / farmland located?
    The property is located at 8157 County Rd 2418 Royse City, TX.
    What is the asking price?
    The asking price for this property is $327,000.
    What are key features of this property?
    This property features: Acreage lot in Union Valley, TX with cleared space in front for a build site; Mature shade trees in the back for a more wooded setting; Pipe fence in front is already installed and the entrance has been started
    (214) 202-7615
    We can help!
    Listing Contact
    Rachel Craig
    Real Estate License ID: 0732040
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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
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