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    72 Acres of Recreational Land Title is generated by Realmo AI

    000 FM 2088, Winnsboro, TX 75783

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    Claim this Listing
    For Sale
    $445,000

    Vacant Land - Winnsboro, TX

    Lot size:
    72.00 Acres
    Added:
    Sep 26, 2024
    Days on Market:
    616
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 000 FM 2088

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    300
    Parking features
    Garage
    Standard status
    Active
    Lot size
    72.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jw Ross
    Jw Ross

    Listing agent Jw Ross

    Listing office Altaterra Realty and Auction LLC 1875 NE 17th St. Suite 120, Paris, TX

    Listing date Sep 26, 2024

    MLS# 11600426 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Expansive 72‑acre tract in Wood County, offering a blend of woodlands and open spaces.
    • Western boundary fronts the scenic Big Sandy Creek, providing aesthetic appeal and potential fishing.
    • Abundant hunting opportunities with diverse game during established hunting seasons.
    • Multiple ponds and natural springs enhance recreational value and attract wildlife.
    • Easy access via FM 2088, balancing rural tranquility with proximity to amenities.
    • Well‑maintained trails ideal for hiking, ATV riding, or horseback riding.

    Overview

    This expansive 72-acre tract is situated in Wood County and offers a blend of dense woodlands and open spaces. The western boundary is marked by the scenic Big Sandy Creek. Multiple ponds are scattered throughout the property. The land boasts a mix of soil types, predominantly sandy loams, which support a variety of native grasses and hardwoods. Fronting FM 2088, the property ensures easy access. Well-maintained trails meander through the property. The property benefits from natural springs. A variety of native trees, including oaks and pines, add to the aesthetic appeal and offer potential timber value. Wood County is known for its rich hunting heritage. The property's diverse habitats support a variety of game, including white-tailed deer, squirrels, and various bird species. The general hunting season for East Texas spans from October 1, 2024, to February 23, 2025, and a youth-only season from September 27-29, 2024. Its location offers the tranquility of rural living while being conveniently close to city amenities in nearby towns such as Quitman and Gilmer.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Nail Salon Hotel & Motel Gym & Fitness Center Auto Parts Store Accounting Firm Storage Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Winnsboro
    County
    Wood
    State
    Texas
    Longitude
    -95.4246328
    Latitude
    32.8021545

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    FAQs

    What type of property is this?
    Hunting land - Expansive Winnsboro, TX land with hunting and recreational opportunities.
    Where is this hunting land located?
    The property is located at 000 FM 2088 Winnsboro, TX.
    What is the asking price?
    The asking price for this property is $445,000.
    What are key features of this property?
    This property features: Expansive 72‑acre tract in Wood County, offering a blend of woodlands and open spaces.; Western boundary fronts the scenic Big Sandy Creek, providing aesthetic appeal and potential fishing.; Abundant hunting opportunities with diverse game during established hunting seasons.
    (903) 438-2585
    We can help!
    Listing Contact
    Jw Ross
    Jw Ross
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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.

    More about this property
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