Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Garrison, TX Wooded Land Title is generated by Realmo AI

    CR 286, Garrison, TX 75946

    View on Map
    Claim this Listing
    For Sale
    $35,000

    LAND - Garrison, TX

    Lot size:
    2.10 Acres
    Added:
    Jan 13, 2026
    Days on Market:
    143
    Last Refresh:
    Jun 5 at 8:06 pm

    Property Features for CR 286

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    2.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    531

    We can help!

    Listing Contact
    Micah Ruddell
    Micah Ruddell

    Listing agent Micah Ruddell License #0766451

    Listing office Century 21 Heritage 701 S Main Street, Henderson, TX

    Listing date Jan 13, 2026

    MLS# 20260261 Listing URL

    Copyright © 2026 Longview Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 2.1 acres across three wooded lots.
    • Corner property with excellent access.
    • Located just outside Garrison city limits.
    • Mature trees providing privacy.
    • Ideal for custom build or future investment.
    • Close to schools, local amenities, and small town living.

    Overview

    This property features approximately 2.1 acres comprised of three wooded lots, presenting a building opportunity just outside Garrison. The corner property offers access and layout flexibility for a homesite. Mature trees provide privacy within an East Texas setting. Located outside the city limits, the tract is suited for a custom build or future investment. The location offers a quiet, wooded feel while remaining close to schools, local amenities, and the small-town atmosphere. Acreage of this size, particularly on a corner, is scarce in Garrison.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Garrison
    County
    Nacogdoches
    State
    Texas
    Longitude
    -94.500913
    Latitude
    31.8104

    Nearby Similar for Sale

    • $1,100,000

      Timber & Recreational Land

      Diverse pine and hardwood stands with rolling terrain make this property well-suited for timber management and wildlife habitat.
      21471 N Fm 95, Garrison, TX 75946
      View Details
    • $2,990,000

      Timber and Recreational Land Tract

      Well-managed timber and hunting recreational land featuring extensive merchantable pine, natural pine-hardwood stands, and internal roads.
      County Road 283, Garrison, TX 75946
      View Details
    • $1,395,000

      Recreational Hunting Land Tract

      Diverse 310-acre tract with year-round creek, pond, and open pasture for outdoor recreation and potential grazing.
      Reeves Rd, Garrison, TX 75945
      View Details
    • $239,900

      Garrison, TX Land Opportunity

      25.5 acres in East Texas ideal for recreation or homesite.
      R28011 FM 1971, GARRISON, TX 75946
      View Details
    • $155,000

      Retail Shop with On-Site Residence

      Antique retail shop and home setup with ample customer parking and utilities ready for multiple income opportunities near Lake visitors.
      17247 Highway 59, GARRISON, TX 75946
      View Details
    • $399,000

      Established Liquor Store with Living

      Turnkey liquor store with remodeled living quarters in Garrison, TX.
      140 Hwy 59S, Garrison, TX 75946
      View Details
    • $365,000

      East Texas Wooded Acreage

      56.57 acres of wooded land in Garrison, Texas.
      28160 FM 95 S, GARRISON, TX 75946
      View Details
    • $1,250,000

      Garrison Multifamily Property with Courtyard

      Renovated 17-unit multifamily property on 5.4 acres in Garrison, TX.
      15890 US-59, Garrison, TX 75946
      View Details
    • $525,000

      East Texas Timberland Paradise

      150 acres in Garrison, TX with marketable timber and recreation.
      R6662 FM 95, GARRISON, TX 75946
      View Details
    • $155,705

      16.39 Acres Near Lake Naconiche

      16.39 acres of pasture land near Lake Naconiche.
      607 County Road 134, GARRISON, TX 75946
      View Details
    • $299,900

      20 Acre Property Near Mt Enterprise

      20-acre property with cleared homesite, well, septic, and electricity.
      18911 County Road 3191 S, Garrison, TX 75946
      View Details
    • $205,000

      Waterfront Lot on Lake Naconiche

      1.32-acre waterfront lot with 149 feet of shoreline.
      250 Indian Hen Drive, GARRISON, TX 75946
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.1 acres of wooded land, ideal for building.
    Where is this residential land & home lot located?
    The property is located at CR 286 Garrison, TX.
    What is the asking price?
    The asking price for this property is $35,000.
    What are key features of this property?
    This property features: Approximately 2.1 acres across three wooded lots.; Corner property with excellent access.; Located just outside Garrison city limits.
    (903) 649-3147
    We can help!
    Listing Contact
    Micah Ruddell
    Micah Ruddell
    Real Estate License ID: 0766451
    Learn More
    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
    CR 286, Garrison, TX 75946
    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!