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    Prime Texas Land Opportunity Title is generated by Realmo AI

    145 Private Road 2202, Decatur, TX 76234

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    Claim this Listing
    For Sale
    $416,500

    Land in Mabel Estates perfect for country lifestyle.

    Type:Lots & Acreage / Unimproved Land
    Property size:
    518,364 SF
    Lot size:
    11.90 Acres
    Price / SF:
    $0.80/SF
    Added:
    Jun 1, 2025
    Days on Market:
    368
    Last Refresh:
    Mar 13 at 5:19 pm

    Property Features for 145 Private Road 2202

    General Information

    Standard status
    Active
    Size
    518,364 SF
    Lot size
    11.90 Acres
    Property subtype
    Lots & Acreage / Unimproved Land

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    Annie Little

    Listing agent Annie Little License #0710801

    Listing office LPT Realty, LLC

    Listing date Jun 1, 2025

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of LPT Realty, LLC

    HighLights

    • Prime Texas land in Mabel Estates, ideal for a country lifestyle.
    • Ag Exempt status offers potential tax benefits.
    • Barndominiums are welcome, providing flexible building options.
    • Horse Permitted with Barbed Wire Fencing.
    • Conveniently located near Decatur, Denton, I35, and DFW, yet offers peaceful country living.
    • Scattered trees enhance the property's natural beauty.

    Overview

    This property presents a rare opportunity to acquire land in Mabel Estates, suitable for a country lifestyle. The land, which is Ag Exempt, features scattered trees and is suitable for livestock. Barndominiums are permitted. Deed Restrictions apply, including a minimum requirement of 2500 square feet for any construction. Mobile Homes or Temporary Buildings are not allowed. The property offers wide open spaces and peaceful surroundings, providing the freedom to build a home. It is conveniently located near Decatur, Denton, I35, and DFW, while still maintaining a country living environment. Situated right off the Wise Denton County Line, the property is gated and requires an appointment for viewing, with the listing agent present to show.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Computer & Electronic Repair Tech Support Center Grocery & Convenience Store Storage Facility Car Rental Facility Veterinary Clinic Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Decatur
    County
    Wise
    State
    Texas
    Longitude
    -97.564516
    Latitude
    33.248235

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Land in Mabel Estates perfect for country lifestyle.
    Where is this agricultural land / farmland located?
    The property is located at 145 Private Road 2202 Decatur, TX.
    What is the asking price?
    The asking price for this property is $416,500.
    What are key features of this property?
    This property features: Prime Texas land in Mabel Estates, ideal for a country lifestyle.; Ag Exempt status offers potential tax benefits.; Barndominiums are welcome, providing flexible building options.
    (817) 308-1844
    We can help!
    Listing Contact
    Annie Little
    Real Estate License ID: 0710801
    Learn More
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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.

    More about this property
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