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

    Little Mississippi Cemetery Rd Franklin, TX 77856

    View on Map
    Sponsored
    For Sale
    $1,009,440

    LAND - Franklin, TX

    Lot size:
    84.12 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 7 at 9:06 pm

    Property Features for Little Mississippi Cemetery Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Robertson
    APN
    TBD Little Mississippi Cemetery 202
    Lot size
    84.12 Acres

    We can help!

    Listing Contact
    James Hammond
    James Hammond

    Keller Williams Brazos Valley (979) 693-9100

    Listing agent James Hammond (817) 525-0851

    Listing date Mar 4, 2026

    MLS# 26002798 Listing URL

    Copyright © 2026 Bryan-College Station Regional MLS. 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

    84 Acres of Rural Land

    This 84-acre tract of rural land, located minutes from Franklin, features a mix of wooded habitat and open ground with gently rolling terrain. The property has multiple potential homesites. A seasonal creek runs along the front portion of the property, feeding into Little Mud Creek. The property also includes a pond, an active water well, and three existing water meters. A tree-lined drive leads from the road into the property. The land is primarily wooded with scattered hardwoods including post oak, blackjack oak, and other native species. Paved frontage along Little Mississippi Cemetery Rd provides access. Surrounding properties are mostly large-acreage. The property has Robertson zoning.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Franklin
    County
    Robertson
    State
    Texas
    Longitude
    -96.551512
    Latitude
    31.055608

    Nearby Similar for Sale

    • New
      $1,360,400
      68.02 Acres

      Franklin Acreage with Home and Barn

      68-acre tract with home, barn, pond, and creek frontage.
      5093 Little Mississippi Cemetery Rd, Franklin, TX 77856
      View Details
    • New
      $3,000,000
      271.89 Acres

      Franklin TX Land with Improvements

      271.89 acres near Franklin with multiple water sources.
      5093 Little Mississippi Cemetery Rd, Franklin, TX 77856
      View Details
    • $197,000
      1,700 SF

      Franklin Commercial Building on FM 46

      1700 SF commercial building suitable for various business applications.
      910 Wheelock St Farm To Market Rd, Franklin, TX 77856
      View Details
    • $400,000
      23.05 Acres

      Robertson County Land with Remodeled Home

      23.05 acres with remodeled 3 bed, 2 bath mobile home.
      6118 Farm To Market Rd E, Franklin, TX 77856
      View Details
    • $2,590,000

      99-Acre Ranch with Custom Home

      Franklin estate with custom home, pool, and agricultural potential.
      4732 W Us Highway 79, Franklin, TX 77856
      View Details
    • $12,000,000

      Versatile Ranch in Post Oak Savannah

      Well-located ranch with water features, ideal for recreation.
      +/-1600 Ac Fm 979, Franklin, TX 77856
      View Details
    • $600,000
      2.22 Acres

      Franklin Commercial Property: Prime Location

      2.22-Acre Lot, 4000 sq ft Building
      Cooks Ln, Franklin, TX 77856
      View Details
    • $150,000
      1.00 Acre

      Franklin Commercial Land - Hwy 79

      High-visibility Franklin, TX commercial lot.
      Us Hwy 79 Hwy, Franklin, TX 77856
      View Details

    FAQs

    What type of property is this?
    Land - Rural land with creek, pond, water well, and paved access.
    Where is this land located?
    The property is located at Little Mississippi Cemetery Rd Franklin, TX.
    What is the asking price?
    The asking price for this property is $1,009,440.
    What are key features of this property?
    This property features: - 84 acres of rural land featuring creek frontage and a pond.; - Enjoy paved road access and proximity to Franklin.; - Active water well and three existing water meters.
    (817) 525-0851
    Request Owner's contact information
    Little Mississippi Cemetery Rd Franklin, TX 77856
    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.
    Little Mississippi Cemetery Rd
    Franklin, TX 77856
    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
    Little Mississippi Cemetery Rd Franklin, TX 77856
    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
    James Hammond
    James Hammond
    Real Estate License ID: 0706375
    (817) 525-0851 (979) 693-9100 (281) 599-7600
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!