Sign Up Successful!
You now have access to more from Realmo!
    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 Reeves Rd Garrison, TX 75945

    Sponsored
    For Sale
    $1,431,000

    Unimproved Land - Garrison, TX

    Type:Unimproved Land
    Lot size:
    270.00 Acres
    Days on Market:
    179
    Last Refresh:
    Jan 25 at 11:06 pm

    Property Features for Tbd Reeves Rd

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    21767
    Lot size
    270.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Wes Kilpatrick

    Morris Land Brokers (936) 554-1601

    Listing agent Wes Kilpatrick (936) 585-2706 License #0591248

    Listing date Jul 31, 2025

    MLS# 21018170 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.

    Learn more

    Overview

    Diverse Land with Panoramic Views

    This 270-acre property offers diverse features, including a 190ft elevation change. A large creek borders one side and flows year-round, providing a water source along with another creek and a pond. Approximately 30 acres consist of open pasture land suitable for grazing horses or cattle. An adequate road system facilitates navigation throughout the property, even during rainy months. The property supports wildlife such as deer, squirrel, and hogs. Recreational hunting opportunities are available in various areas, including the timber along the creek, pasture edges, pine plantation, and hardwood ridges. The property includes a potential building site for a house or cabin with views extending 15-20 miles on a clear day. The property is located in Garrison, Texas.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Garrison
    County
    Nacogdoches
    State
    Texas
    Longitude
    -94.55613628
    Latitude
    31.84618731

    Nearby Similar for Sale

    • $468,000
      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
    • $1,250,000
      5.40 Acres

      Turnkey Apartment Complex Investment Opportunity

      17-unit apartment complex on 5.4 acres, 100% occupied.
      15890 Hwy 59N, 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
    • $840,840

      Garrison Agricultural Property for Sale

      Agricultural property available in Garrison, Texas.
      00 Crk 3291, Garrison, TX 75946
      View Details
    • $267,938

      Garrison Agricultural Property for Sale

      Agricultural property available in Garrison, Texas.
      County Road 175, Garrison, TX 75946
      View Details

    FAQs

    What type of property is this?
    Agricultural land - 270-acre property featuring creeks, pasture, and elevated building site.
    Where is this agricultural land located?
    The property is located at Tbd Reeves Rd Garrison, TX.
    What is the asking price?
    The asking price for this property is $1,431,000.
    What are key features of this property?
    This property features: - Exceptional View: Build your dream house or cabin and enjoy breathtaking 15-20 mile views.; - Significant Elevation Change: Explore diverse terrain thanks to a 190ft elevation change.; - Abundant Water Sources: Benefit from a large year-round creek, another creek, and a pond.
    (936) 585-2706
    Request Owner's contact information
    Tbd Reeves Rd Garrison, TX 75945
    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.
    Tbd Reeves Rd
    Garrison, TX 75945
    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
    Tbd Reeves Rd Garrison, TX 75945
    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
    Wes Kilpatrick
    Real Estate License ID: 0591248
    (936) 585-2706
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.