Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    9754 Farm To Market Rd 1251 Henderson, TX 75652

    Sponsored
    For Sale
    Under Contract
    $499,000

    Improved Land - Henderson, TX

    Property size:
    576 SF
    Lot size:
    45.78 Acres
    Days on Market:
    8
    Last Refresh:
    Feb 24 at 3:06 pm

    Property Features for 9754 Farm To Market Rd 1251

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active Under Contract
    APN
    26585
    Size
    576 SF
    Lot size
    45.78 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Cody Robertson

    Whitetail Properties Real Estate (830) 428-0096

    Listing agent Cody Robertson (217) 285-9000 License #0588216

    Listing date Feb 17, 2026

    MLS# 21056182 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

    East Texas Ranchette with Cabin

    Located 10 miles east of Henderson along FM 1251, this 45.78-acre ranchette features open pasture, scattered timber, and water features. The property includes a 576-square-foot cabin, shop, bunkroom with a full bath, and multiple ponds. The cabin has one open room serving as kitchen, dining, and living areas, a small bedroom and bath, plus a small loft accessed by a circular staircase. It also features a large front deck and oversized screened back patio. A nearby equipment shed offers space for an ATV, tractor, or trailer. The improvements are accessed by a long gravel driveway that crosses Beard Branch via a sturdy bridge. The property supports a variety of East Texas wildlife, including whitetail deer, feral hogs, squirrel, rabbit, and songbirds. The ponds and creek attract ducks and other waterfowl in season. The ridge where the cabin sits offers views of improved pasture to the south and a timbered draw leading down toward the northern pond. This property is suitable for weekend retreats, recreational use, or small-scale agricultural pursuits.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Henderson
    County
    Rusk
    State
    Texas
    Longitude
    -94.6378
    Latitude
    32.1949

    Nearby Similar for Sale

    • $3,500,000
      1.42 Acres

      Established Tire & Service Business

      Successful tire and service business for sale in Henderson, TX.
      1000 Us 79, Henderson, TX 75652
      View Details
    • $6,200,000

      Southern Hills Duplex Apartments Investment

      Multi-family apartment community with upside potential in Henderson, TX.
      2900 S Fm 225, Henderson, TX 75654
      View Details
    • $299,000
      0.90 Acres

      Henderson Office Building For Sale

      Office building with redevelopment potential on a high-traffic intersection.
      1200 S 79, Henderson, TX 75654
      View Details
    • $299,000
      11,341 SF

      Redevelopment Opportunity at High-Traffic Intersection

      Retail or office building for sale at a prime location.
      1200 S 79, Henderson, TX 75654
      View Details
    • $2,600,000
      11.20 Acres

      Turnkey RV Park Business Opportunity

      Turnkey RV park with income-producing laundry and room to grow.
      2068 State Hwy 323 Hwy, Henderson, TX 75652
      View Details
    • $6,200,000
      12.00 Acres

      Southern Hills Duplex Apartments Investment

      Multi-family apartment community with 80 units on 12 acres.
      2900 S Fm 225, Henderson, TX 75654
      View Details
    • $130,000
      0.09 Acres

      Downtown Duplex Office Space

      Professional office space in Henderson's active civic hub.
      201 N Van Buren St, Henderson, TX 75652
      View Details
    • $130,000
      1,440 SF

      Downtown Duplex Office Space

      Prime office space in Henderson's active civic hub.
      201 N Van Buren St, Henderson, TX 75652
      View Details
    • $250,000
      0.28 Acres

      Historic Building in Downtown Henderson

      Historic four-story building suitable for bank, retail, office, or apartments.
      202 E Main St, Henderson, TX 75652
      View Details
    • $6,200,000
      12.00 Acres

      Southern Hills Duplex Apartments Investment

      Lucrative multi-family apartment community with strong financial performance.
      2900 S Fm 225, Henderson, TX 75654
      View Details
    • $315,000
      4,500 SF

      Henderson Flex/Industrial Property For Sale

      Flex/Industrial property with office and warehouse space in Henderson, TX.
      2300 Tx-322, Henderson, TX 75652
      View Details
    • $315,000
      0.96 Acres

      Henderson Flex Industrial Property For Sale

      Flex industrial property with office and warehouse space for sale.
      2300 Tx-322, Henderson, TX 75652
      View Details

    FAQs

    What type of property is this?
    Ranch - 45.78-acre ranchette with cabin, shop, ponds, near Henderson, TX.
    Where is this ranch located?
    The property is located at 9754 Farm To Market Rd 1251 Henderson, TX.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: - 45.78-acre ranchette featuring open pasture, scattered timber, and multiple ponds plus Beard Branch creek.; - Includes a 576-square-foot cabin, shop building, and bunkroom with a full bath.; - Located 10 miles east of Henderson, offering privacy and views while remaining convenient to nearby communities.
    (217) 285-9000
    Request Owner's contact information
    9754 Farm To Market Rd 1251 Henderson, TX 75652
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    9754 Farm To Market Rd 1251
    Henderson, TX 75652
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    9754 Farm To Market Rd 1251 Henderson, TX 75652
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Cody Robertson
    Real Estate License ID: 0588216
    (217) 285-9000
    Learn more
    Google sign-in failed. Please try again or use another login method.