Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Saint Jo Unimproved Land Title is generated by Realmo AI

    Starr Mann lot 10, Saint Jo, TX 76265

    View on Map
    Claim this Listing
    For Sale
    $59,500

    LAND - St Jo, TX

    Lot size:
    2.85 Acres
    Added:
    Apr 21, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for Starr Mann lot 10

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Standard status
    Active
    APN
    999-30-10
    Lot size
    2.85 Acres

    We can help!

    Listing Contact
    Bruce Furgerson

    Listing agent Bruce Furgerson License #0369856

    Listing office Parker Properties Real Estate Decatur, TX

    Listing date Apr 21, 2026

    MLS# 21138366 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

    • Deep, live creek on the property.
    • Ample space for building a barndo.
    • Located in the North Texas Hill Country.
    • Minimal restrictions on property use.
    • Good water well area.
    • Electric service available on the property.

    Overview

    This 2.85-acre lot is located in Saint Jo, TX. Known as Lot 10, the property sits above a deep, live creek and offers ample space for building a home. The land is situated in the North Texas Hill country, characterized by small hills in the surrounding area. The property has minimal restrictions. Water wells in the area are good, and electric service is available on the property. It is suited for building a barndo and keeping animals.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Saint Jo
    County
    Montague
    State
    Texas
    Longitude
    -97.5646
    Latitude
    33.7584

    Nearby Similar for Sale

    • $1,200,000

      Downtown Hardware Storefront Building

      For sale leased hardware storefront building on the square in downtown Saint Jo with strong pass-by visibility.
      201 Howell, St Jo, TX 76265
      View Details
    • $450,000

      High-Visibility Drive-Through Redevelopment Block

      Full-block highway frontage with multiple entrances and three historic buildings, suited for drive-through, retail, dining, or redevelopment.
      408 S Broad Street, St Jo, TX 76265
      View Details
    • $2,484,500

      Saint Jo Ranch Land Opportunity

      268.74 acres of grazing land near Saint Jo, Texas.
      0000 FM 677, Saint Jo, TX 76265
      View Details
    • $3,198,400

      Ranch Land with Cattle Operations

      A productive cattle and hay ranch with a 3-bedroom home, working pens, and abundant water sources for livestock and recreation.
      322 Liberty Chapel Road, St Jo, TX 76265
      View Details
    • $2,000,000

      100 Acres of Texas Land

      Land with rolling terrain, timber, and open meadows.
      FM 373, St Jo, TX 76265
      View Details
    • $115,000

      Saint Jo Acreage with Trees

      1.52-acre lot in Saint Jo with mature trees.
      Howell Street, St Jo, TX 76265
      View Details
    • $10,000,000

      Legacy Ranch Acreage with Lakes

      Over 1,100 acres with multiple lakes, diverse wooded land, cattle pens, and established water resources for ranch or recreation uses.
      FM 3206, St Jo, TX 76265
      View Details
    • $899,000

      Land with Red River Valley Views

      35.64 acres of land with views near Saint Jo.
      FM 2382, St Jo, TX 76265
      View Details
    • $175,000

      Residential Development Tract with Ag Exemption

      Build your own home on a private countryside tract with ag exemption benefits and utilities available at the street.
      Tract 13-TBD Fm-677, St Jo, TX 76265
      View Details
    • $175,000

      Agricultural Land Tract with Wildlife Plan

      Ag-exempt tract suited for custom building, with wildlife management and utilities available at the street.
      Tract 12-TBD Fm-677, St Jo, TX 76265
      View Details
    • $695,000
      1,300 SF

      Secluded Retreat Near Saint Jo Wineries

      28-acre property with cabin, ponds, and workshop near wineries.
      8963 Fm 677 Street North, St. Jo, TX 76265
      View Details

    FAQs

    What type of property is this?
    Land - 2.85 acre lot perfect for building a barndo.
    Where is this land located?
    The property is located at Starr Mann lot 10 Saint Jo, TX.
    What is the asking price?
    The asking price for this property is $59,500.
    What are key features of this property?
    This property features: Deep, live creek on the property.; Ample space for building a barndo.; Located in the North Texas Hill Country.
    (940) 627-9040
    We can help!
    Listing Contact
    Bruce Furgerson
    Real Estate License ID: 0369856
    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
    Starr Mann lot: 10, St Jo, TX 76265
    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!