Farmland with Metal
New
For Sale
$645,000
1955 County Road 2281, Cleveland, TX 77327
Cleared rural acreage includes a pond, drive-through workshop, unfinished office, and full bathroom.
Property Size3,200 SF
Days on Market2
Property Features for 1955 County Road 2281
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Farm and Ranch Properties
Taxes and HOA fees
Annual Taxes
$1,969
Building Details
Building Size
3,200 SF
Year Built
2008
Stories
1
Listing Agency:
JLA Realty
(713) 202-1633
Listed By:
Tommy Bowen · License #0680155
(713) 202-1633
Source:
Elliman
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 6:41AM
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 JLA Realty
Investment Insights
Based on property information with market context.
This 12-acre agricultural tract combines predominantly cleared land with scattered small pines and a pond. A built-up rock driveway provides access to a 40-by-80-foot Mueller metal building constructed in 2008 on a 6-inch concrete slab. The building was designed as an automotive shop and has four roll-up doors along the front plus three at the rear, allowing equipment or an RV to pass through the structure.
An office and full bathroom are located in the rear corner and are ready for finish-out. The property is addressed at 1955 County Road 2281 in Cleveland, Texas, and showings are available by appointment only.
An office and full bathroom are located in the rear corner and are ready for finish-out. The property is addressed at 1955 County Road 2281 in Cleveland, Texas, and showings are available by appointment only.
Key Highlights
- 12 acres with a pond and predominantly cleared terrain
- 40x80 Mueller metal building built in 2008
- Six‑inch concrete slab supports the metal building
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$43,391
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.73%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$867,820
$867.8K
Cap Rate 7%
$619,871
$619.9K
Cap Rate 9%
$482,122
$482.1K
Market Conditions
NOI Build-Up for 3,200 SF
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.
Gross rent
$65.7K $20.52/SF
− Vacancy
−$3.7K −$1.15/SF
EGI
$62.0K $19.37/SF
− OpEx
−$18.6K −$5.81/SF
NOI
$43.4K $13.56/SF
Area
Liberty County, TX
Vacancy
5.60%
Lease Rate
$20.52 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$867,820
Cap Rate 7%
$619,871
Cap Rate 9%
$482,122
Alternative Uses
Best Use
Retail
$619.9K
$542.4K – $723.2K
NOI $43,391 @ 7.0% cap · market cap 6.73%
Second Best
Warehouse
$282.5K
$247.2K – $329.6K
NOI $19,777 @ 7.0% cap · market cap 3.07%
Theoretical Best
Multifamily LT 5
$35.88M
$31.39M – $41.86M
NOI $2,511,372 @ 7.0% cap · market cap 389.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 77327, TX
32,269
Population
12,967
Households
2.5
Avg Household Size
33
Median Age
10%
College-Educated
75%
High-School Grad
339.1 sq mi
ZIP Area
95
Density / Sq Mi
$57,538
Median Household Income
$39,382
Median Earnings
$1,001
Median Rent
$144,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - Cleared rural acreage includes a pond, drive-through workshop, unfinished office, and full bathroom.
Where is this agricultural land / farmland located?
The property is located at 1955 County Road 2281 Cleveland, TX.
What is the asking price?
The asking price for this property is $645,000.
What are key features of this property?
This property features: 12 acres with a pond and predominantly cleared terrain; 40x80 Mueller metal building built in 2008; Six‑inch concrete slab supports the metal building
