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    Rolling Hills Land Tract Title is generated by Realmo AI

    1952 Old Decatur Road, Decatur, TX 76234

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    Claim this Listing
    For Sale
    $1,268,382

    LAND - Decatur, TX

    Lot size:
    42.87 Acres
    Added:
    Oct 20, 2025
    Days on Market:
    227
    Last Refresh:
    Jun 3 at 9:06 am

    Property Features for 1952 Old Decatur Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Cleared
    Standard status
    Active
    APN
    A0063000100
    Lot size
    42.87 Acres

    Taxes and HOA fees

    Tax Description
    A-63 WH BIRDWELL and A-1235 T MCCRAY

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Jay Davidson

    Listing agent Jay Davidson License #0713517

    Listing office Parker Properties Real Estate Decatur, TX

    Listing date Oct 20, 2025

    MLS# 20760142 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

    • 42.87‑acre tract with rolling hills, slopes, and long‑range views, including sunsets and views of the Decatur courthouse
    • Located about 4.6 miles north of Decatur off N FM 730 on Old Decatur Road
    • 1,757 ft of county road frontage on Old Decatur Road for access to the property
    • Water source: well

    Overview

    This offering is a 42.87-acre land tract in Wise County featuring rolling hills, slopes, and long-range views. The property presents an appealing canvas for buyers who want space for a custom home, a horse property, or a small ranch for cattle and livestock, with the natural topography helping frame development plans. Ideal for buyers seeking a private setting where the surrounding landscape can remain part of the overall vision.

    The land is located approximately 4.6 miles north of Decatur off N FM 730, along Old Decatur Road. It also benefits from 1,757 feet of county road frontage on Old Decatur Road, supporting convenient access for future use. The listing emphasizes the openness of the views, including visibility toward the Decatur courthouse and notably scenic sunsets.

    For developers and investors, the combination of acreage, frontage, and elevated terrain may support a range of low-to-mid density plans, subject to applicable approvals. For individual buyers, the property’s size and rural character can accommodate lifestyle-driven uses such as livestock operations or custom builds while still keeping Decatur amenities within minutes, according to the listing remarks.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Decatur
    County
    Wise
    State
    Texas
    Longitude
    -97.601397
    Latitude
    33.296401

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Expansive acreage with county road frontage and scenic views, well suited for residential or small-ranch development.
    Where is this agricultural land / farmland located?
    The property is located at 1952 Old Decatur Road Decatur, TX.
    What is the asking price?
    The asking price for this property is $1,268,382.
    What are key features of this property?
    This property features: 42.87‑acre tract with rolling hills, slopes, and long‑range views, including sunsets and views of the Decatur courthouse; Located about 4.6 miles north of Decatur off N FM 730 on Old Decatur Road; 1,757 ft of county road frontage on Old Decatur Road for access to the property
    (940) 627-9040
    We can help!
    Listing Contact
    Jay Davidson
    Real Estate License ID: 0713517
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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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