Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land at FM 391 Corner Title is generated by Realmo AI

    0000 Hughes Cut Off Rd CountyRoad, Franklin, TX 77856

    View on Map
    Claim this Listing
    For Sale
    $165,100

    Land available at the corner of FM 391.

    Type:Land
    Added:
    Apr 3, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 3 at 12:59 am

    Property Features for 0000 Hughes Cut Off Rd CountyRoad

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Steve Cox

    Listing agent Steve Cox

    Listing office Captiva Realty

    Listing date Apr 3, 2026

    Source Evrealestate

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Captiva Realty

    HighLights

    • Located at the corner of FM 391 and Hughes Cut Off Rd.
    • Property is immediately on the left after turning off FM 391.
    • Watch for sign.
    • Located in Robertson County.
    • Fencing: Barbed Wire

    Overview

    The property is located at the corner of FM 391 and Hughes Cut Off Rd. Turning right off of FM 391, the property is immediately on the left.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Franklin
    County
    Robertson
    State
    Texas
    Longitude
    -96.403773
    Latitude
    30.915764

    Nearby Similar for Sale

    • $9,999,999

      Turnkey Safari Park and Ranch Land

      Fully operational wildlife park with extensive infrastructure, income-producing accommodations, and prime highway frontage.
      W HWY 79, Franklin, TX 77856
      View Details
    • $820,000

      Recreational Land with Pasture Mix

      A nearly 100-acre wooded tract with open pasture, suited for private recreation or flexible development planning.
      2874 Old Boone Prairie Road, Franklin, TX 77856
      View Details
    • $187,000
      1,700 SF

      Franklin Commercial Building on FM 46

      1700 SF commercial building suitable for various business applications.
      910 Wheelock St Farm To Market Road, Franklin, TX 77856
      View Details
    • $210,000

      Residential Land in Franklin, TX

      4.08 acres in Robertson County, perfect for custom home.
      1311 Azalea Drive, Franklin, TX 77856
      View Details
    • $1,200,000

      Franklin, TX Ranch Property

      Beautiful ranch property near Franklin, Texas with diverse potential.
      18402 Fm 2293, Franklin, TX 77856
      View Details
    • $333,000

      Franklin, TX Hunting and Home

      22.2 acres of hunting land near Franklin, TX.
      Kelley Ln, Franklin, TX 77856
      View Details
    • $275,000

      Franklin, TX 15-Acre Land Parcel

      15 acres of countryside to build your dream home.
      468 Deep Creek Lane, Franklin, TX 77856
      View Details
    • $340,000

      Franklin, TX 22+ Acre Tract

      22+ acre tract in Franklin, TX with country living.
      2534 Old Hickory Grove Rd, Franklin, TX 77856
      View Details
    • $134,000

      Wooded Land in Franklin, TX

      5.51 acres of wooded land, ideal for a dream home.
      Lot 18 Sawmill RD (+/-5.51 acres), Franklin, TX 77837
      View Details
    • $497,000

      Franklin, TX Land with Barn

      11.88 acre land near Texas A&M with horse barn.
      Hudson Farms Road - Tract 5 (+/-11.8 acres), Franklin, TX 77859
      View Details
    • $150,000

      Franklin, TX Homesite Potential

      Potential homesite near Franklin, TX with scattered trees.
      0000 Henry Prairie RD Henry Prairie Rd County Road, Franklin, TX 77856
      View Details
    • $170,000

      7.9 Acres Wooded Homesite

      7.9-acre wooded lot with cleared paths near Franklin, TX.
      Sawmill Road, Franklin, TX 77856
      View Details

    FAQs

    What type of property is this?
    Land - Land available at the corner of FM 391.
    Where is this land located?
    The property is located at 0000 Hughes Cut Off Rd CountyRoad Franklin, TX.
    What is the asking price?
    The asking price for this property is $165,100.
    What are key features of this property?
    This property features: Located at the corner of FM 391 and Hughes Cut Off Rd.; Property is immediately on the left after turning off FM 391.; Watch for sign.
    (979) 450-1338
    We can help!
    Listing Contact
    Steve Cox
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    0000 Hughes Cut Off Rd CountyRoad, Franklin, TX 77856
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!