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    Unzoned Land with Highway Frontage Title is generated by Realmo AI

    1101 Fm 2258, Venus, TX 76084

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    Claim this Listing
    For Sale
    $1,329,669

    LAND - Venus, TX

    Lot size:
    40.29 Acres
    Added:
    Oct 23, 2025
    Days on Market:
    224
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for 1101 Fm 2258

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    190673
    Lot size
    40.29 Acres

    Taxes and HOA fees

    Tax Description
    962 J SMITH 40.293 ACRES
    Tax Annual Amount
    339

    Utilities

    Sewer type
    Septic Tank

    Building Details

    Year built
    1995

    We can help!

    Listing Contact
    Dan Batte

    Listing agent Dan Batte License #0261343

    Listing office Batte Realty, Llc Waxahachie, TX

    Listing date Oct 23, 2025

    MLS# 21070183 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

    • 40.293‑acre tract (per tax roll) outside any city limits and unzoned
    • About 715 ft of frontage on a state highway for access
    • No flood plain and no deed restrictions reported; Ag exemption in place for low taxes
    • Served by Mt Peak Special Utility District water supply with one water meter serving the mobile home (seller prefers to retain)
    • Septic tank available
    • Land is in farm production and leased to a local farmer; additional 30 acres adjoining available (potential total ~70 acres)

    Overview

    This listing offers 40.293 acres per the tax roll of unzoned land outside any city limits. The property is in farm production and is currently leased to a local farmer. The seller notes no deed restrictions and no flood plain, with an agricultural exemption already in place for lower taxes. Water service is provided through Mt Peak Special Utility District, including one water meter that serves the mobile home the seller prefers to retain.

    The site sits in the southerly growth path between Dallas-Ft. Worth and the Mansfield–Arlington–Midlothian area. It has approximately 715 feet of frontage on a state highway, providing direct vehicular access and visibility for future uses. Additional adjoining acreage of about 30 acres is also available, which could allow a combined total of 70 acres plus/minus.

    With its unzoned status, no deed restrictions, and existing farm production, the property may appeal to buyers looking for a long-term hold with farm income, or for buyers evaluating potential residential development or other commercial opportunities subject to future approvals. The combination of highway access and existing water service supports a range of planning options for an investor or developer.
    Property Profile Location Intelligence

    Current Use by Public Records

    Captain Jack Professional Services

    Suggested Use

    Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Venus
    County
    Johnson
    State
    Texas
    Longitude
    -97.0818264
    Latitude
    32.3602511

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Unzoned acreage with state highway frontage, farm income potential, and utility service for flexible future development.
    Where is this agricultural land / farmland located?
    The property is located at 1101 Fm 2258 Venus, TX.
    What is the asking price?
    The asking price for this property is $1,329,669.
    What are key features of this property?
    This property features: 40.293‑acre tract (per tax roll) outside any city limits and unzoned; About 715 ft of frontage on a state highway for access; No flood plain and no deed restrictions reported; Ag exemption in place for low taxes
    (214) 497-5091
    We can help!
    Listing Contact
    Dan Batte
    Real Estate License ID: 0261343
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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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