Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Recreational Ranch Acreage Title is generated by Realmo AI

    1020 County Road 3070, Mount Vernon, TX 75457

    View on Map
    Claim this Listing
    For Sale
    $468,500

    LAND - Other - Mount Vernon, TX

    Lot size:
    43.54 Acres
    Added:
    May 17, 2026
    Days on Market:
    18
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for 1020 County Road 3070

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    1366
    Lot size
    43.54 Acres

    Taxes and HOA fees

    Tax Description
    AB 426 G W SHIPMAN
    Tax Annual Amount
    73

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Leah Rolen
    Leah Rolen

    Listing agent Leah Rolen License #0478844

    Listing office Keller Williams Legacy TX

    Listing date May 17, 2026

    MLS# 21227798 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

    • 43.5‑acre tract in Franklin County with gated entrance
    • Improved pastures with scattered hardwoods
    • Utilities available on site for future building or improvements
    • Includes a small livestock corral
    • Hunting and fishing opportunities on the property
    • Survey on file and soil samples available

    Overview

    Set on a 43.5-acre tract in Franklin County, this recreational ranch acreage offers a mix of improved pastures and scattered hardwoods. A gated entrance leads to the property, where you’ll find an ideal setting for both recreation and ranching. The land is equipped with utilities on site and includes a small livestock corral, supporting current use and future improvements. A survey is on file, and soil samples are available.

    Conveniently located just minutes from town and Interstate 30, the property is also near area lakes, adding to its outdoor appeal. For buyers looking for a balance of privacy and access, the location supports weekend plans as well as longer-term plans.

    This acreage is well-suited for an owner-operator who wants to combine outdoor activities with animal or land stewardship. Whether the goal is a rural retreat, a build site for a future home, or a working property, the combination of water-and-power readiness, existing ranch features, and on-site hunting and fishing makes the tract a practical choice for buyers seeking Northeast Texas acreage with versatility.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Mount Vernon
    County
    Franklin
    State
    Texas
    Longitude
    -95.2185
    Latitude
    33.2157

    Nearby Similar for Sale

    • $1,225,000

      Two-Unit Poultry Farm Property

      Two active poultry farms with existing water, well, and equipment readiness for straightforward operations.
      4227 County Road SW 3010, Mount Vernon, TX 75457
      View Details
    • $799,000
      6,104 SF

      Established Fitness Studio Opportunity

      Turnkey fitness studio with loyal client base and growth potential.
      204 E Main Street, Mount Vernon, TX 75457
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Gated acreage with improved pastures and scattered hardwoods, offering on-site hunting and fishing plus utilities and a livestock corral.
    Where is this agricultural land / farmland located?
    The property is located at 1020 County Road 3070 Mount Vernon, TX.
    What is the asking price?
    The asking price for this property is $468,500.
    What are key features of this property?
    This property features: 43.5‑acre tract in Franklin County with gated entrance; Improved pastures with scattered hardwoods; Utilities available on site for future building or improvements
    (972) 599-7000
    We can help!
    Listing Contact
    Leah Rolen
    Leah Rolen
    Real Estate License ID: 0478844
    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
    1020 County Road 3070, Mount Vernon, TX 75457
    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!