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    Recreational Land with Open Pasture Title is generated by Realmo AI

    County Road 305, Frankston, TX 75763

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    Claim this Listing
    For Sale
    $722,750

    LAND - Other - Frankston, TX

    Lot size:
    59.10 Acres
    Added:
    Jan 13, 2026
    Days on Market:
    141
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for County Road 305

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    12473
    Lot size
    59.10 Acres

    Utilities

    Water source
    Public
    Water front features
    Creek

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Alexander Chapa
    Alexander Chapa

    Listing agent Alexander Chapa License #804035

    Listing office United Country/East Texas Real Estate & Auction Athens, TX

    Listing date Jan 13, 2026

    MLS# 21065256 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

    • 59‑acre property near Lake Palestine with 47 acres of mixed pine and hardwood forest and 12 acres of open pasture
    • Pad site has been cleared and is ready for building your homestead
    • Spring‑fed lake on the property for fishing, watering livestock, or time by the water
    • Creek frontage and fenced areas
    • Located on CR 305, 1 mile from HWY 175 and 2 miles from Frankston; Tyler is about 30 minutes away
    • Public water available; timber tax exemption and forest conservation management reported

    Overview

    This 59.1-acre property features a mix of open pasture and mixed pine and hardwood forest, with rolling terrain and natural scenery throughout. A pad site has already been cleared and is ready for a new homestead. The land also includes a spring-fed lake, offering opportunities for fishing, watering livestock, or enjoying time by the water. The acreage is described as managed for forest conservation and includes a timber tax exemption, supporting long-term stewardship while preserving recreational and wildlife value.

    Situated on CR 305 on the border of Anderson and Henderson County near Lake Palestine, the location is positioned just 1 mile from HWY 175 and about 2 miles from Frankston. With surrounding large-acreage properties, the site is presented as secluded, while still keeping nearby services within relatively short reach.

    The combination of cleared building area, pasture, and dense timber makes the property well-suited for owners seeking a private build location alongside practical acreage for cattle. For outdoor-focused buyers, the mix of cover and open ground supports activities like hunting, ATV riding, and horseback riding, with the spring-fed lake adding an additional recreational and functional element.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Frankston
    County
    Anderson
    State
    Texas
    Longitude
    -95.484288
    Latitude
    32.053108

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    FAQs

    What type of property is this?
    Hunting land - Cleared pad site, mixed timber, open pasture, and a spring-fed lake create a flexible setting for homesteads and outdoor recreation.
    Where is this hunting land located?
    The property is located at County Road 305 Frankston, TX.
    What is the asking price?
    The asking price for this property is $722,750.
    What are key features of this property?
    This property features: 59‑acre property near Lake Palestine with 47 acres of mixed pine and hardwood forest and 12 acres of open pasture; Pad site has been cleared and is ready for building your homestead; Spring‑fed lake on the property for fishing, watering livestock, or time by the water
    (903) 944-7007
    We can help!
    Listing Contact
    Alexander Chapa
    Alexander Chapa
    Real Estate License ID: 804035
    Learn More
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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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