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    9253 Hwy 271 Pattonville, TX 75468

    Sponsored
    For Sale
    $453,600

    Improved Land - Pattonville, TX

    Lot size:
    43.10 Acres
    Days on Market:
    95
    Last Refresh:
    Feb 6 at 12:06 pm

    Property Features for 9253 Hwy 271

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    44086
    Lot size
    43.10 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kristen Ross

    United Country Altaterra Realt (903) 438-2585

    Listing agent Kristen Ross (903) 438-2585 License #0668359

    Listing date Nov 4, 2025

    MLS# 21089069 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.

    Learn more

    Overview

    43 Acres of Texas Country Living

    Located south of Paris, Texas, this 43.1± acre property in Lamar County offers a blend of open pasture and mature hardwood timber. The land is suited for a homestead, small ranching operation, or recreational retreat. Highway frontage on Hwy 271 and a gated entrance provide both privacy and convenient access to town, schools, and amenities. The property includes an older 2-bedroom farmhouse with a screened-in porch, a barn for equipment storage or livestock, and a functioning windmill. Two tractors (a 1940s Ford and a John Deere Model B) are included with the sale, along with multiple implements such as a bush hog, box blade, and post hole digger. There are two stocked ponds and a seasonal creek running north to south through the property. Approximately 50% of the land is pasture, and 50% is wooded with mature oak, elm, hickory, and bois d’arc. Utilities, including water and electricity, are on-site. The front entrance is secured with 1,642 feet of 5-strand barbed wire fencing installed in November 2021. A survey is on file.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Pattonville
    County
    Lamar
    State
    Texas
    Longitude
    -95.3868
    Latitude
    33.5567

    Nearby Similar for Sale

    • $637,500
      75.00 Acres

      75 Acres of Farmland

      75 acres of land ready for grazing or building.
      Tbd County Rd 15520, Pattonville, TX 75468
      View Details

    FAQs

    What type of property is this?
    Farm - 43.1 acres with farmhouse, barn, ponds, and highway frontage.
    Where is this farm located?
    The property is located at 9253 Hwy 271 Pattonville, TX.
    What is the asking price?
    The asking price for this property is $453,600.
    What are key features of this property?
    This property features: - 43.1± acres of land offering a blend of pasture and mature hardwood timber.; - Includes an older 2-bedroom farmhouse with a screened-in porch and existing utilities.; - Features two stocked ponds and a seasonal creek for recreation.
    (903) 438-2585
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    9253 Hwy 271 Pattonville, TX 75468
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    Pattonville, TX 75468
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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
    9253 Hwy 271 Pattonville, TX 75468
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    We can help!
    Listing Contact
    Kristen Ross
    Real Estate License ID: 0668359
    (903) 438-2585
    Learn more
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