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    Rural Development Tract with Water Title is generated by Realmo AI

    VZ CR 2705, Mabank, TX 75147

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    For Sale
    $9,952,000

    LAND - Mabank, TX

    Lot size:
    640.00 Acres
    Added:
    May 8, 2026
    Days on Market:
    28
    Last Refresh:
    Jun 4 at 5:06 pm

    Property Features for VZ CR 2705

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    R000033267
    Lot size
    640.00 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 168.250 ABST: 201 SUR: E DUNHAM
    Tax Annual Amount
    3552

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Central Air
    Water source
    Well, Public

    Building Details

    Year built
    1953

    We can help!

    Listing Contact
    Michael Moos
    Michael Moos

    Listing agent Michael Moos License #0757237

    Listing office Trinity Country Real Estate Weatherford, TX

    Listing date May 8, 2026

    MLS# 21263031 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

    • +/- 640‑acre land tract on VZ County Rd 2705 in Van Zandt County, TX near Mabank
    • Nearly a mile of direct road frontage along VZ CR 2705 for convenient access to the property
    • 8 in water line along VZ CR 2705; City of Mabank has tentatively approved adequate supply for a new project
    • Two stocked tanks on site: one 9‑acre and one 4‑acre, plus natural water features
    • Diverse topography including rolling hills, expansive pastures, and mature woodlands
    • Access via US‑175 toward Dallas; also near Cedar Creek Lake for boating and fishing

    Overview

    A rare opportunity to acquire a plus or minus 640-acre tract of rural land in Van Zandt County near Mabank. The property features a mix of rolling hills, expansive pastures, and mature woodlands, along with natural water features including two stocked tanks (approximately 9 acres and 4 acres). Nearly a mile of direct road frontage along VZ County Rd 2705 supports convenient access for large-scale planning, while the overall topography with gentle elevation changes lends itself to scenic home sites and varied site design. An 8-inch water line runs along VZ CR 2705, and the City of Mabank has tentatively approved adequate supply for a new project, with final details to be confirmed with the city.

    For buyers prioritizing connectivity in East Texas, the property is positioned near the growing community of Mabank and is accessed via US-175 for routes toward Dallas, with convenient reach to Cedar Creek Lake’s boating and fishing amenities. The combination of open fields, wooded areas, and water resources can support a range of concepts, from agricultural or recreational components to eco-focused leisure uses.

    With substantial acreage and diverse land characteristics, this tract can suit developers and land investors looking for flexibility in master planning, whether for residential-oriented layouts, a mixed-use direction, or a private retreat. As with any development effort, utilities and infrastructure considerations—including water, electric, and septic options—should be verified to align with the intended project plan.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Mabank
    County
    Henderson
    State
    Texas
    Longitude
    -96.042878
    Latitude
    32.441638

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Large acreage offers direct county road frontage, diverse terrain, and stocked tanks for flexible development or recreation use.
    Where is this agricultural land / farmland located?
    The property is located at VZ CR 2705 Mabank, TX.
    What is the asking price?
    The asking price for this property is $9,952,000.
    What are key features of this property?
    This property features: +/- 640‑acre land tract on VZ County Rd 2705 in Van Zandt County, TX near Mabank; Nearly a mile of direct road frontage along VZ CR 2705 for convenient access to the property; 8 in water line along VZ CR 2705; City of Mabank has tentatively approved adequate supply for a new project
    (817) 594-8183
    We can help!
    Listing Contact
    Michael Moos
    Michael Moos
    Real Estate License ID: 0757237
    Learn More
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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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