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    Corner Tract Ranch & Development Land Title is generated by Realmo AI

    207 County Road 2315, Sulphur Springs, TX 75482

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    For Sale
    $2,157,592

    LAND - Other - Sulphur Springs, TX

    Lot size:
    205.49 Acres
    Added:
    Dec 15, 2025
    Days on Market:
    173
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for 207 County Road 2315

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Brush
    Exterior features
    PrivateEntrance
    Standard status
    Active
    APN
    R000018157
    Lot size
    205.49 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 202.735 ABS: 689 TR: 38 SUR: NORRIS SA
    Tax Annual Amount
    1528

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Cooling system
    Electric
    Water front features
    Creek

    Building Details

    Year built
    2011
    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tom Hendricks

    Listing agent Tom Hendricks License #0721107

    Listing office Janet Martin Realty Sulphur Springs, TX

    Listing date Dec 15, 2025

    MLS# 20796379 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

    • Over 205 acres of rolling countryside in Hopkins County with corner‑tract access from 2 sides
    • More than 5,300 ft of road frontage
    • No FEMA floodplain reported, supporting full use of the property
    • Creek and several natural features including scattered native oaks and coastal meadows, plus a couple small ponds
    • 2400 SF insulated shop on slab with additional 800 SF living quarters
    • Located about 1.1 miles from I‑30 and 1.3 miles from Sulphur Springs Country Club and golf course

    Overview

    Rare large-acreage opportunity in Hopkins County featuring over 205 acres of rolling countryside and varied terrain. The property includes a corner configuration with more than 5,300 feet of road frontage on two sides, along with scattered native oaks, coastal meadows, a creek, and a couple of small ponds. Significant topographic variation is present, with more than 50 feet of elevation changes. An existing 2,400-square-foot insulated shop on slab provides a substantial working improvement, and there is an additional 800-square-foot living quarters onsite, suited to immediate use while future plans are underway.

    Conveniently positioned near Sulphur Springs amenities, the tract is approximately 1.1 miles from I-30 and about 1.3 miles from Sulphur Springs Country Club and golf course. It is roughly 10 minutes from Sulphur Springs and about 90 minutes from DFW, supporting a practical balance of seclusion and access for longer-term use, investment, or development planning. The seller notes there is no FEMA floodplain on the property, which helps broaden development and operational flexibility.

    With its combination of size, corner road access, and diverse natural features, this property can fit buyers looking for a working ranch, a weekend retreat, or an investment focused on future development or subdivision potential. The current improvements provide immediate value for an operator or family while evaluating longer-range use of the land.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Building Supply

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

    Location Insight

    • Map
    • Local Demand
    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.514005
    Latitude
    33.126876

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Rolling corner acreage with major road frontage, insulated shop with living quarters, and no FEMA floodplain.
    Where is this agricultural land / farmland located?
    The property is located at 207 County Road 2315 Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $2,157,592.
    What are key features of this property?
    This property features: Over 205 acres of rolling countryside in Hopkins County with corner‑tract access from 2 sides; More than 5,300 ft of road frontage; No FEMA floodplain reported, supporting full use of the property
    (903) 885-1234
    We can help!
    Listing Contact
    Tom Hendricks
    Real Estate License ID: 0721107
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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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