1184 Fm-816 - Lot 3, Wolfe City, TX 75496
- Added:
- Jun 20, 2026
- Days on Market:
- 1
- Last Refresh:
- Jun 20 at 10:06 am
Property Features for 1184 Fm-816 - Lot 3
General Information
- Property type
- Land
- Property subtype
- Other
- Standard status
- Active
- APN
- 000000080772
- Lot size
- 17.77 Acres
Taxes and HOA fees
- Tax Description
- A0819 W MC PHERSON, ACRES 56.0
- Tax Annual Amount
- 3966
Building Details
- Year built
- 2019
Listing agent Zach Faris License #0691730 (972) 816-9569
Listing office Faris & Co Realty Copper Canyon, TX (972) 816-9569
Listing date Jun 20, 2026
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
- 17.771‑acre tract in Fannin County northeast of McKinney; use 1 acre as homestead and keep the remaining land under the current ag exemption
- 2019 main building totaling 2,400 SF with 480 SF dedicated office space; fully heated and cooled
- 1,800 SF multi‑use covered area for outdoor activities or additional storage
- Landscaped with trees along a seasonal creek, plus 2 tanks and a rock path that leads partway to the structure
- Utilities available for developing and enjoying the land right away
- Located minutes off Highway 121, about 35 minutes from McKinney
Overview
The property is set up for quiet country living with landscaping, trees lining a seasonal creek, and 2 tanks. A rock path leads partway to the structure, and utilities are available to support development or immediate use. The tract is located just minutes off Highway 121, and is approximately 35 minutes from McKinney.
For buyers or operators seeking a rural site that combines land with an existing, heated/cooled office component, this setup can support a home-based operation or other small-scale use where dedicated office space and covered multi-use space are beneficial. The property is described as having light deed restrictions, and it can also be used with 1 acre designated as a homestead while keeping the remaining land under the current ag exemption.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $52.7k | $21.96 |
| − Vacancy | −$12.1k | −$5.05 |
| EGI | $40.6k | $16.91 |
| − OpEx | −$10.1k | −$4.23 |
| NOI | $30.4k | $12.68 |
Alternative Uses
Current Use by Public Records
Map
- City
- Wolfe City
- County
- Hunt
- State
- Texas
- Longitude
- -96.095284
- Latitude
- 33.360848
