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    Fully Fenced Homesite Acreage Title is generated by Realmo AI

    1332 RS County Road 2570, Emory, TX 75410

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    Claim this Listing
    For Sale
    Under Contract
    $60,000

    LAND - Other - Emory, TX

    Lot size:
    1.83 Acres
    Added:
    May 27, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 4 at 8:06 pm

    Property Features for 1332 RS County Road 2570

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Fencing
    Fenced
    Standard status
    Active Under Contract
    APN
    3064
    Lot size
    1.83 Acres

    Taxes and HOA fees

    Tax Description
    A0148 MCMAHAN FRIEND SR ACRES 1.63 (.20 AC UN
    Tax Annual Amount
    437

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Architectural style
    Other
    Additional Structures
    Shed(s)

    We can help!

    Listing Contact
    Amy Jacobs

    Listing agent Amy Jacobs License #0638764

    Listing office Berkshire HathawayHS PenFed TX Flower Mound, TX

    Listing date May 27, 2026

    MLS# 21180733 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

    • 1.83 acres of fully fenced land in Alba, TX with gated entry and gravel drive access
    • Utilities in place: public water and public sewer, plus electricity with a 200 AMP breaker
    • Includes a 50 AMP RV plug, plus two 300‑gallon water tanks and a storage shed
    • Cleared homesite area with a mix of cleared space and mature trees for build‑ready usability and privacy
    • No HOA and no water‑use restrictions reported
    • Buyer to purchase new survey

    Overview

    This fully fenced homesite acreage offers a practical foundation for a custom build or alternative living setup. The property includes a gated entry, gravel drive access, and a cleared area suitable for placement of a custom home, manufactured or modular home, tiny home, or RV use. Existing utilities add immediate value: city water is available through Bright Star Water Supply, and electricity is provided via a 200 AMP breaker with a 50 AMP RV plug. The site blends open cleared space with mature trees, helping create usable build areas while maintaining natural privacy.

    The land is located along a quiet county road in the Emory, Texas area, with convenient access to nearby towns and Lake Fork for outdoor recreation. In addition to the homesite preparation, the property includes a storage shed and two 300-gallon water tanks for added convenience.

    This is a strong fit for buyers seeking flexible rural acreage without an HOA and with water-use restrictions noted as none. It can serve as a ready-to-use weekend retreat now, while also supporting long-term plans for a primary residence or investment-minded hold. Buyer will need to purchase a new survey.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Emory
    County
    Rains
    State
    Texas
    Longitude
    -95.5841
    Latitude
    32.7615

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    FAQs

    What type of property is this?
    Residential land & home lot - A gated, utility-ready tract with cleared homesite space and mature trees for flexible rural development.
    Where is this residential land & home lot located?
    The property is located at 1332 RS County Road 2570 Emory, TX.
    What is the asking price?
    The asking price for this property is $60,000.
    What are key features of this property?
    This property features: 1.83 acres of fully fenced land in Alba, TX with gated entry and gravel drive access; Utilities in place: public water and public sewer, plus electricity with a 200 AMP breaker; Includes a 50 AMP RV plug, plus two 300‑gallon water tanks and a storage shed
    (866) 225-5778
    We can help!
    Listing Contact
    Amy Jacobs
    Real Estate License ID: 0638764
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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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