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    Picturesque Treed Acres in Ben Wheeler Title is generated by Realmo AI

    000 VZ County Road 4505, Ben Wheeler, TX 75754

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    Claim this Listing
    New
    For Sale
    $475,000

    Ranch - Ben Wheeler, TX

    Type:Ranch
    Lot size:
    21.05 Acres
    Added:
    May 14, 2026
    Days on Market:
    5
    Last Refresh:
    May 18 at 7:06 pm

    Property Features for 000 VZ County Road 4505

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Exterior features
    Private Entrance, Storage, Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000102195
    Lot size
    21.05 Acres

    Building Details

    Architectural style
    Ranch
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Ashleigh Dulaney

    Listing agent Ashleigh Dulaney License #0716877

    Listing office Coldwell Banker Apex, REALTORS 2710 W Fm 544, Wylie, TX

    Listing date May 14, 2026

    MLS# 21270922 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

    • 21 acres of treed land outside city limits, ready for your custom build.
    • 60x40 insulated steel‑frame shop with electric, windows, and lean‑to carport.
    • Cleared, build‑ready site with utilities in place (electric, propane tank, water at the road).
    • Fenced with custom steel‑pipe fencing and cow paneling, multiple gated sections, ideal for livestock.
    • Large, stocked pond and abundant wildlife, suitable for hunting or nature activities.
    • Agricultural‑wildlife zoning with low annual taxes (approximately $400).

    Overview

    This 21.05-acre property in Van ISD, located just outside city limits, offers a blend of natural beauty and practical amenities. The land, characterized by abundant wildlife and red clay sand, is ready for a custom build. A cleared, build-ready site is already in place. The property includes a 60x40 insulated steel-frame shop, equipped with electric and windows, and features a large lean-to carport suitable for equipment, RVs, or vehicles. A gravel driveway provides access from the gated entry to the shop. The property is fenced with custom steel-pipe fencing and cow paneling, featuring multiple gated sections suitable for livestock. A large, stocked pond enhances the landscape, complemented by cedar trees. Wildlife can be observed at the installed deer feeder. The property benefits from extensive road frontage on two sides, providing flexible access, and is situated on a well-maintained asphalt road. Utilities are in place, including electric, a propane tank, and water at the road. Zoned agricultural, the property is suitable for wildlife and other agricultural uses.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Auto Repair Shop Electrical Service Garden Center Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6606
    Latitude
    32.416

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    FAQs

    What type of property is this?
    Ranch - 21-acre ranch with shop, pond, and utilities in place.
    Where is this ranch located?
    The property is located at 000 VZ County Road 4505 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: 21 acres of treed land outside city limits, ready for your custom build.; 60x40 insulated steel‑frame shop with electric, windows, and lean‑to carport.; Cleared, build‑ready site with utilities in place (electric, propane tank, water at the road).
    (972) 727-3377
    We can help!
    Listing Contact
    Ashleigh Dulaney
    Real Estate License ID: 0716877
    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.

    More about this property
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