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    10420 County Road 470, Blue Ridge, TX 75424

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    Claim this Listing
    For Sale
    $3,100,000

    LAND - Blue Ridge, TX

    Lot size:
    52.78 Acres
    Added:
    Apr 4, 2026
    Days on Market:
    61
    Last Refresh:
    Jun 3 at 5:06 pm

    Property Features for 10420 County Road 470

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R665800114401
    Lot size
    52.78 Acres

    Taxes and HOA fees

    Tax Description
    ABS A0658 J C NEILL SURVEY, SHEET 1, TRACT 14
    Tax Annual Amount
    822

    Utilities

    Sewer type
    Septic Tank
    Water front features
    Waterfront, Creek
    Water front
    1

    Building Details

    Year built
    2004
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Stephen Eaton

    Listing agent Stephen Eaton License #0539000

    Listing office Eaton Realty League City, TX

    Listing date Apr 4, 2026

    MLS# 21226484 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

    • 52.779 acres with waterfront features including a wet weather creek and two ponds
    • Half‑mile road frontage; CR470 runs along two sides and connects to FM 1827 and US 380 toward McKinney
    • Utilities on site include electric, water, and 1 septic tank; new 8‑inch water line with fire hydrants around the property
    • Survey indicates only the creek bed is in a flood zone (no flood zone noted for the rest of the property)
    • Currently leased in Ag; electric, water, and septic services are already in place
    • Proximity to new McKinney National Airport: about 12 miles; commercial flights beginning in 2026

    Overview

    The property consists of approximately 52.779 acres of land in Blue Ridge, Texas, currently leased for agricultural use. The site features two ponds and a wet weather creek, with the survey indicating that only the creek bed lies within a flood zone. Utilities are already present, including electric and water, along with one septic tank on site. The property also includes a new 8-inch water line with fire hydrants around the perimeter, designed to support potential subdivision development. It may also be appropriate for a corporate campus concept, depending on site planning.

    The tract offers approximately half a mile of road frontage and benefits from nearby roadway connectivity. CR470 runs on two sides of the property and connects into other major routes toward the McKinney area. The listing notes the site is about 12 miles from the new McKinney National Airport, with commercial flights beginning in 2026. Collin County Planning Office records indicate a proposed 4-lane road on the east side of the property extending toward 545 just outside of Blue Ridge.

    With its existing agricultural lease and development-ready infrastructure, this is a strong fit for investors seeking long-term land value appreciation or developers planning phased growth. The combination of acreage, frontage, water service, and natural features may support multiple end uses, including continued ag operations, residential subdivision concepts, or a higher-end corporate campus plan.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Blue Ridge
    County
    Collin
    State
    Texas
    Longitude
    -96.4464401
    Latitude
    33.2465685

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - A large tract with road frontage, ponds, and utilities in place, suited for future development or continued agricultural use.
    Where is this agricultural land / farmland located?
    The property is located at 10420 County Road 470 Blue Ridge, TX.
    What is the asking price?
    The asking price for this property is $3,100,000.
    What are key features of this property?
    This property features: 52.779 acres with waterfront features including a wet weather creek and two ponds; Half‑mile road frontage; CR470 runs along two sides and connects to FM 1827 and US 380 toward McKinney; Utilities on site include electric, water, and 1 septic tank; new 8‑inch water line with fire hydrants around the property
    (409) 996-9999
    We can help!
    Listing Contact
    Stephen Eaton
    Real Estate License ID: 0539000
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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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