Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Land in Gated Lake Community Title is generated by Realmo AI

    Charlya Drive lot 450, Scroggins, TX 75480

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    LAND - Scroggins, TX

    Lot size:
    0.38 Acres
    Added:
    Dec 17, 2025
    Days on Market:
    172
    Last Refresh:
    Jun 7 at 2:06 am

    Property Features for Charlya Drive lot 450

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    16404
    Lot size
    0.38 Acres

    Taxes and HOA fees

    Tax Description
    AB 254 L T JOHNSON LT 450 PINE VALLEY
    Tax Annual Amount
    77

    We can help!

    Listing Contact
    James Solomon

    Listing agent James Solomon License #0790374

    Listing office Century 21 Butler Real Estate Mt. Vernon, TX

    Listing date Dec 17, 2025

    MLS# 21134156 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

    • Upscale, gated lake community on Lake Cypress Springs offering peace and privacy.
    • Septic feasibility study already completed, providing a clear building roadmap.
    • First‑class amenities including a swimming pool, tennis courts, community boat ramp, and fishing access.
    • Ideal location for building a getaway cabin or dream home.
    • Playground available for children.
    • Refined lake neighborhood offering a relaxed atmosphere.

    Overview

    Located in Pine Valley, a lake community on Lake Cypress Springs, this property is situated within a gated neighborhood. The 0.38-acre lot includes a completed 21-page septic feasibility study. Pine Valley provides amenities such as a swimming pool, tennis courts, a community boat ramp, fishing access, and a playground. This property is located in Scroggins, TX.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Scroggins
    County
    Franklin
    State
    Texas
    Longitude
    -95.183423
    Latitude
    33.044115

    Nearby Similar for Sale

    • $45,000

      Commercial Land Near Lake Cypress

      1.24-acre commercial land with road frontage in Scroggins, TX.
      0000 FM 115, Scroggins, TX 75480
      View Details
    • $350,000

      Waterfront Homesite in Gated Community

      Cleared 1.03-acre waterfront lot with gentle buildable terrain and open water views in a gated lake community.
      355 Waters Edge Lane, Scroggins, TX 75480
      View Details
    • $315,000

      Waterfront Gated Community Land

      More than an acre of wooded waterfront land in a gated community, offering flexible building sites on Lake Bob Sandlin.
      Waters Edge Lane, Scroggins, TX 75480
      View Details
    • $315,000

      Waterfront Residential Land Lot

      1.04-acre wooded waterfront lot in a gated community on Lake Bob Sandlin, suited for building a lake home.
      Waters Edge Lane lot: 22, Scroggins, TX 75480
      View Details
    • $227,777

      Wooded Hunting Land with Utilities

      Wooded acreage with electric and water in place, plus a 50x50 dirt pad ready for a cabin or home site.
      1884 SE County Road 4350, Scroggins, TX 75480
      View Details
    • $565,000

      Lakefront Waterfront Land Lot

      Build-ready main lake lot on Lake Bob Sandlin with deep water access and new retaining wall support, no HOA.
      Ezelle Way lot: 1, Scroggins, TX 75480
      View Details
    • $290,000

      Lakefront Residential Land with Shoreline

      Lakefront lot in a gated community with a ready build area and access to shared boating amenities.
      101 Sterling Shores Drive, Scroggins, TX 75480
      View Details
    • $79,800

      Lake Cypress Springs Land Parcel

      Unimproved land in Pine Valley, Lake Cypress Springs community.
      Pedernales Street, Scroggins, TX 75480
      View Details
    • $250,000

      Lakefront Residential Land

      Wooded waterfront lot on Lake Bob Sandlin with deed restrictions and no HOA, ready for a custom lake home build.
      County Road 4396 lot: 14, Scroggins, TX 75480
      View Details
    • $115,000

      Waterfront Residential Land with Retaining Wall

      Newly cleared waterfront lot with existing retaining wall, ready for a weekend retreat or full-time home in a gated community.
      65R King Frederick Court, Scroggins, TX 75480
      View Details

    FAQs

    What type of property is this?
    Land - Land in upscale, gated lake community with completed septic study.
    Where is this land located?
    The property is located at Charlya Drive lot 450 Scroggins, TX.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Upscale, gated lake community on Lake Cypress Springs offering peace and privacy.; Septic feasibility study already completed, providing a clear building roadmap.; First‑class amenities including a swimming pool, tennis courts, community boat ramp, and fishing access.
    (903) 588-2696
    We can help!
    Listing Contact
    James Solomon
    Real Estate License ID: 0790374
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    Charlya Drive lot: 450, Scroggins, TX 75480
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!