Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    TBD CR 286 Garrison, TX 75946

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

    Lots - GARRISON, TX

    Lot size:
    2.10 Acres
    Added:
    Jan 13, 2026
    Days on Market:
    98
    Last Refresh:
    Apr 21 at 10:06 am

    Property Features for TBD CR 286

    General Information

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

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Micah Ruddell
    Micah Ruddell

    Listing agent Micah Ruddell

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

    Listing date Jan 13, 2026

    MLS# 22600038 Listing URL

    Copyright © 2026 Deep East Texas MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Wooded Lots Outside Garrison

    This property features approximately 2.1 acres encompassing three wooded lots, presenting a building opportunity outside Garrison. Situated on a corner, the property offers accessibility and layout flexibility. Mature trees provide privacy, contributing to a peaceful East Texas environment. Located just outside the city limits, this tract is suitable for a custom home or future investment. The setting offers a wooded retreat while remaining close to schools, local amenities, and the small-town atmosphere of Garrison.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Garrison
    County
    Nacogdoches
    State
    Texas
    Longitude
    -94.5281
    Latitude
    31.7931

    Nearby Similar for Sale

    • $160,000
      1,120 SF

      Retail Shop on Highway 59

      Flourishing retail shop with potential for diverse business ventures.
      17247 Highway 59, GARRISON, TX 75946
      View Details
    • $439,900
      2,500 SF

      Established Retail with Living Quarters

      Turnkey liquor store with remodeled living space in Garrison, TX.
      140 Hwy 59S, Garrison, TX 75946
      View Details
    • $96,935

      Garrison Land Ideal Homesite/Recreation

      10.4 acres in Garrison, TX, perfect for recreation/homesite.
      4201 County Road 273, Garrison, TX 75946
      View Details
    • $900,000

      Garrison Ranch with Improved Pasture

      120-acre ranch featuring pasture, hardwoods, pond, and abundant wildlife.
      1281 FM 138, Garrison, TX 75946
      View Details
    • $525,000

      East Texas Timberland Paradise

      150 acres in Garrison, TX with 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, Texas.
      607 County Road 134, GARRISON, TX 75946
      View Details
    • $275,000
      7,300 SF

      Garrison Commercial Investment Opportunity

      Commercial property with warehouse, office, retail space, and storage.
      121 E Main St, Garrison, TX 75946
      View Details
    • $205,000

      Waterfront Acreage on Lake Naconiche

      1.32-acre waterfront lot with 149 feet of shoreline.
      250 Indian Hen Drive, GARRISON, TX 75946
      View Details
    • $35,000

      Garrison, TX Wooded Lots

      2.1 acres of wooded land, ideal for building.
      TBD CR 286, Garrison, TX 75946
      View Details
    • $2,990,000

      575 Acres Timber Investment Opportunity

      575 acres of timber and recreational land in Garrison, TX.
      Tbd County Road 283, Garrison, TX 75946
      View Details
    • $1,395,000

      Diverse 310 Acre Garrison Land

      Phenomenal property with diverse features and breathtaking views.
      Tbd Reeves Rd, Garrison, TX 75945
      View Details
    • $35,000

      Wooded Lots Outside Garrison

      2.1 acres of wooded land for custom build.
      Tbd CR 286, Garrison, TX 75946
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.1 acres of wooded land for custom build.
    Where is this residential land & home lot located?
    The property is located at TBD 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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!