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    Riverfront Commercial Land with Highway Exposure Title is generated by Realmo AI

    TX-174, Blum, TX 76627

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    Claim this Listing
    For Sale
    $179,000

    COMMERCIAL - Blum, TX

    Property size:
    180 SF
    Lot size:
    10.62 Acres
    Price / SF:
    $994/SF
    Added:
    Mar 11, 2026
    Days on Market:
    85
    Last Refresh:
    Jun 3 at 1:06 am

    Property Features for TX-174

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Driveway
    Standard status
    Active
    APN
    120174
    Size
    180 SF
    Lot size
    10.62 Acres

    Taxes and HOA fees

    Tax Description
    J DICKSON A-213 TR 13 10.62 AC (PT A-11)
    Tax Annual Amount
    12

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Electric
    Water front features
    River Front
    Water front
    1

    Building Details

    Floors in Building
    1
    Number of units
    1
    Building materials
    MetalSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Ryan Studdard

    Listing agent Ryan Studdard License #0600612

    Listing office Oak + Ash Realty Burleson, TX

    Listing date Mar 11, 2026

    MLS# 20908430

    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

    • 10+ acre riverfront property with Nolan River frontage
    • Prime exposure on busy Hwy 174 in Blum, TX
    • Existing fireworks stand on‑site
    • Metal roof and metal siding; electric heating and electric cooling
    • Driveway parking
    • Land positioned for versatile commercial or recreational use

    Overview

    This is a rare riverfront land offering featuring prime frontage along the Nolan River and highly visible positioning off a busy commercial corridor. The site spans over 10 acres and includes an existing fireworks stand, giving the property a ready-made improvement while still allowing for future development. With versatile potential for commercial or recreational use, it offers flexibility for an operator, an investor, or a buyer looking to capitalize on a distinctive setting.

    The property benefits from strong exposure to passing traffic along Highway 174, paired with the appeal of riverfront scenery. Located in Blum, Texas within Hill County, the combination of waterfront presence and roadway prominence can support a variety of business concepts where visibility and destination appeal matter.

    For tenants or buyers seeking a unique commercial opportunity, this parcel may fit well for businesses that value roadside awareness and optional recreational uses tied to the river setting. The existing fireworks stand provides an immediate asset for those looking to build upon current improvements, while the remaining acreage supports expansion or alternative concepts consistent with the property’s stated commercial and recreational versatility.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Blum
    County
    Hill
    State
    Texas
    Longitude
    -97.3755
    Latitude
    32.1084

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    FAQs

    What type of property is this?
    Waterfront Land - Over 10 acres with Nolan River frontage and prime Highway 174 visibility, plus an existing fireworks stand.
    Where is this waterfront land located?
    The property is located at TX-174 Blum, TX.
    What is the asking price?
    The asking price for this property is $179,000.
    What are key features of this property?
    This property features: 10+ acre riverfront property with Nolan River frontage; Prime exposure on busy Hwy 174 in Blum, TX; Existing fireworks stand on‑site
    (817) 550-5394
    We can help!
    Listing Contact
    Ryan Studdard
    Real Estate License ID: 0600612
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    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.

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