Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Lake Sam Rayburn Acreage Opportunity Title is generated by Realmo AI

    085 Private Road 6028, Brookeland, TX 75931

    View on Map
    Claim this Listing
    For Sale
    $50,000

    Lots - Brookeland, TX

    Lot size:
    1.03 Acres
    Added:
    Feb 2, 2026
    Days on Market:
    95
    Last Refresh:
    May 8 at 6:06 pm

    Property Features for 085 Private Road 6028

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    No
    Standard status
    Active
    Lot size
    1.03 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    April Word

    Listing agent April Word

    Listing office Southeast Texas 1st Realty 8745 Eastex Freeay, Beaumont, TX

    Listing date Feb 2, 2026

    MLS# 264759 Listing URL

    Copyright © 2026 Beaumont Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront community on Lake Sam Rayburn with dedicated lake access.
    • 1.03‑acre tract with water and electricity available.
    • Barndominiums permitted, offering flexible build options.
    • Gated subdivision with 1+ acre lots and light restrictions.
    • No HOA fees.
    • Conveniently located near boat ramps and Rayburn Country Resort.

    Overview

    This 1.03-acre tract presents a Lake Sam Rayburn opportunity within the waterfront community of Sam Rayburn Shores. Located within the Brookeland ISD, it offers a setting for creating a lake retreat. Barndominiums are permitted. The gated subdivision features 1+ acre lots, light restrictions, chip-and-seal roads, and a dedicated lake access area for property owners. There is no HOA, and water and electricity are available at the property. It is located minutes from Lake Sam Rayburn boat ramps and Rayburn Country Resort. Owner financing is available.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Brookeland
    County
    Jasper
    State
    Texas
    Longitude
    -93.969
    Latitude
    31.0971

    Nearby Similar for Sale

    • $749,000
      9,300 SF

      Brookeland Office and Storage Complex

      Office complex with storage units near Lake Sam Rayburn.
      3555 Sam Rayburn Pkwy, Brookeland, TX 75951
      View Details
    • $599,000

      Unrestricted Land Near Lake Sam

      8.5 acre unrestricted tract with highway frontage near Lake
      1490 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $425,000

      Brookeland Land Near Lake Sam

      4.376 acres near Lake Sam Rayburn, suitable for development.
      3290 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $125,000

      Brookeland Acreage with Highway Frontage

      3.84 acres in Brookeland, TX with highway and road frontage.
      7675 HWY 96 N, Brookeland, TX 75931
      View Details
    • $310,000

      Brookeland, TX Acreage For Sale

      3.44 acres at the gateway to Rayburn Country Resort.
      1901 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $425,000

      Prime Land Near Lake Sam

      4.38 acres of versatile land near Lake Sam Rayburn.
      3290 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $299,500

      2.5 Acre Commercial Site

      Commercial land with highway frontage near Lake Sam Rayburn Dam.
      1492 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $325,000

      Lake Sam Rayburn Waterfront Land

      10-acre waterfront property on Lake Sam Rayburn with Mill Creek.
      1800 County Road 219, Brookeland, TX 75931
      View Details
    • $210,000

      Brookeland, TX Land Opportunity

      Prime unrestricted land for commercial, residential, or mixed-use development.
      1900 Sam Rayburn Pkwy, Brookeland, TX 75931
      View Details
    • $199,000

      Spacious Lots in Brookeland, Texas

      6.725 acres for dream home near Rayburn Resort.
      R031284 White Pine Drive, Brookeland, TX 75931
      View Details
    • $99,900

      Rayburn Country Land for Sale

      6-acre lot in Rayburn Country with utilities and amenities.
      860 FM 1007, Brookeland, TX 75931
      View Details
    • $15,000

      Homesite Ready for Construction

      Homesite ready for construction near Lake Sam Rayburn.
      67 Angleridge Drive, Brookeland, TX 75931
      View Details

    FAQs

    What type of property is this?
    Land - 1.03-acre tract near Lake Sam Rayburn with lake access.
    Where is this land located?
    The property is located at 085 Private Road 6028 Brookeland, TX.
    What is the asking price?
    The asking price for this property is $50,000.
    What are key features of this property?
    This property features: Waterfront community on Lake Sam Rayburn with dedicated lake access.; 1.03‑acre tract with water and electricity available.; Barndominiums permitted, offering flexible build options.
    (409) 860-3170
    We can help!
    Listing Contact
    April Word
    Real Estate License ID: 0498604
    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
    085 Private Road 6028, Brookeland, TX 75931
    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!