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 Payne Road Saint Jo, TX 76265

    View on Map
    For Sale
    $79,000

    Unimproved Land - Saint Jo, TX

    Type:Unimproved Land
    Lot size:
    2.01 Acres
    Added:
    Feb 14, 2026
    Days on Market:
    49
    Last Refresh:
    Apr 4 at 11:06 am

    Property Features for Tbd Payne Road

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    R000010286
    Lot size
    2.01 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Denise Thurman

    Listing agent Denise Thurman License #0811963

    Listing office The Real Estate Station- Saint Jo 112 Broad St, Argyle, TX

    Listing date Feb 14, 2026

    MLS# 21178099 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.

    Overview

    Saint Jo Land Opportunity

    This 2.01 acre lot is located in the town of Saint Jo, Texas. Situated in a peaceful neighborhood on the south side of town, the property is bordered by Howell Street, Payne Road, and FM 677S (Boggess Street). Zoned residential, it is an ideal location to build a home. Saint Jo is located in the North Texas Hill Country along the Chisholm Trail. The town offers a vibrant small-town atmosphere with a downtown square featuring shops, restaurants, an art gallery, historical museums, event centers, live music, and family-friendly events. The area also includes local wineries.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Saint Jo
    County
    Montague
    State
    Texas
    Longitude
    -97.5333718
    Latitude
    33.6885835

    Nearby Similar for Sale

    • $549,000
      2,751 SF

      Prime Commercial Property in Saint Jo

      Full block frontage ideal for restaurant or retail development.
      408 S Broad Street, Saint Jo, TX 76265
      View Details
    • $1,850,000
      2,538 SF

      Saint Jo Farm and Ranch

      101.5 acre farm with custom-built home and income-producing coastal.
      1799 Cottonwood Creek Road, Saint Jo, TX 76265
      View Details
    • $2,150,000
      2,800 SF

      Turn-Key Ranch Retreat with Barndominium

      138-acre ranch retreat with barndominium near Saint Jo, Texas.
      3773 Cottonwood Creek Road, Saint Jo, TX 76265
      View Details
    • $1,375,000
      1,411 SF

      Updated Barndominium with Custom Barn

      North Texas property featuring a barndominium, custom barn, and pastures.
      4067 CR 414, Saint Jo, TX 76265
      View Details
    • $599,000

      27 Acres Near Saint Jo

      Unimproved land with highway frontage near Saint Jo, Texas.
      5800 US Hwy 82, Saint Jo, TX 76265
      View Details
    • $615,000

      49.9 Acres Unrestricted Land

      Unrestricted 49.9 acre tract in Montague County.
      111 FM 3206, Saint Jo, TX 76265
      View Details
    • $125,000

      Saint Jo Land with Trees

      1.52 acre lot with mature trees in Saint Jo.
      708a W Howell Street, Saint Jo, TX 76265
      View Details
    • $39,500

      Land For Sale in Saint Jo

      Unimproved land available in Saint Jo, Texas.
      815 W Williams Street, Saint Jo, TX 76265
      View Details
    • $45,900

      Residential Lot in Saint Jo

      Unimproved land near local attractions in Saint Jo, Texas.
      404 HOWELL ST, Saint Jo, TX 76265
      View Details
    • $2,150,000

      Turn-Key Ranch Retreat Near Saint Jo

      138-acre ranch with barndominium, ponds, and hunting amenities near Saint Jo.
      3773 Cottonwood Creek Road, Saint Jo, TX 76265
      View Details
    • $506,841

      Saint Jo Unimproved Land

      33.812-acre tract ideal for building or recreation near Saint Jo.
      Tbd FM 3206, Saint Jo, TX 76265
      View Details
    • $2,687,400

      Saint Jo Ranch Land Opportunity

      268.74 acres of grazing land near Saint Jo, TX.
      0000 FM 677, Saint Jo, TX 76265
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.01 acre lot in historic Saint Jo, Texas.
    Where is this residential land & home lot located?
    The property is located at Tbd Payne Road Saint Jo, TX.
    What is the asking price?
    The asking price for this property is $79,000.
    What are key features of this property?
    This property features: Large 2.01 +- acre residential lot ideal for building a custom home.; Located in the charming and historic town of Saint Jo, Texas.; Peaceful neighborhood setting on the south side of town.
    (940) 464-1111
    We can help!
    Listing Contact
    Denise Thurman
    Real Estate License ID: 0811963
    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!