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    Pasture Land with Loafing Sheds Title is generated by Realmo AI

    10399 Zipper Road, Pilot Point, TX 76258

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    Claim this Listing
    For Sale
    $1,995,000

    LAND - Pilot Point, TX

    Lot size:
    25.93 Acres
    Added:
    May 5, 2026
    Days on Market:
    30
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 10399 Zipper Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced, Perimeter
    Standard status
    Active
    APN
    R959790
    Lot size
    25.93 Acres

    Taxes and HOA fees

    Tax Description
    A0129A J. BENNETT, TR 13(B), 25.931 ACRES
    Tax Annual Amount
    228

    Building Details

    Additional Structures
    Shed(s)

    We can help!

    Listing Contact
    DUTCH WIEMEYER

    Listing agent DUTCH WIEMEYER License #0453705

    Listing office KELLER WILLIAMS REALTY Denton, TX

    Listing date May 5, 2026

    MLS# 21194233 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

    • 25.9‑acre tract with pipe fencing and cross fencing, split into two pastures and enclosed with perimeter fencing
    • Two loafing sheds on‑site for livestock shelter
    • Agricultural exemption valuation currently in place
    • No known floodplain reported
    • Access via a deeded easement
    • Located just east of Highway 377, south of Pilot Point

    Overview

    This 25.9-acre tract of agricultural land features gently rolling terrain with scattered trees and is divided into two pastures. Pipe fencing and cross fencing are already in place, and two loafing sheds provide covered shelter for livestock. The property is currently benefiting from an agricultural exemption valuation, and there is no known floodplain.

    Access is provided by a deeded easement, offering privacy while keeping the tract conveniently located just east of Highway 377 and south of Pilot Point. The location places it within minutes of historic downtown Pilot Point, Lake Ray Roberts, and major regional routes including Highway 455 and Highway 377.

    For an end user, the configuration supports immediate pasture use while still leaving room to build or graze. For investors, the property’s size and corridor location provide long-term positioning in an area influenced by continued outward growth, including the Dallas North Tollway expansion and an anticipated outer loop. Buyers seeking a balance of present usability and future upside will find this tract well suited for both agricultural continuation and consideration of development potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Auto Parts Store Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Pilot Point
    County
    Denton
    State
    Texas
    Longitude
    -96.957816
    Latitude
    33.35954

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Gently rolling farmland with two pastures, fencing, and loafing sheds, ideal for grazing or future development positioning.
    Where is this agricultural land / farmland located?
    The property is located at 10399 Zipper Road Pilot Point, TX.
    What is the asking price?
    The asking price for this property is $1,995,000.
    What are key features of this property?
    This property features: 25.9‑acre tract with pipe fencing and cross fencing, split into two pastures and enclosed with perimeter fencing; Two loafing sheds on‑site for livestock shelter; Agricultural exemption valuation currently in place
    (940) 484-9411
    We can help!
    Listing Contact
    DUTCH WIEMEYER
    Real Estate License ID: 0453705
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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.

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