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    Pastureland with Multiple Ponds Title is generated by Realmo AI

    2420 Highway 34 N, Greenville, TX 75401

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    Claim this Listing
    For Sale
    $1,200,000

    LAND - Greenville, TX

    Lot size:
    114.67 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    75
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for 2420 Highway 34 N

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    APN
    20444
    Lot size
    114.67 Acres

    Taxes and HOA fees

    Tax Description
    A0035 BATES JOHN C, TRACT 17, ACRES 109.749,(
    Tax Annual Amount
    197

    We can help!

    Listing Contact
    Grant Glasco

    Listing agent Grant Glasco License #0525556

    Listing office Glasco Commercial Real Estate Frisco, TX

    Listing date Mar 24, 2026

    MLS# 21051514 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

    • Well‑maintained pastureland set up for rotational grazing, divided into 8 paddocks with individual stock ponds
    • 9 ponds plus creek frontage, with ponds stocked with fish
    • Frontage on State Highway 34 with access into Greenville and the DFW Metroplex via nearby I‑30, US‑380 and US‑69
    • Fenced property with tree perimeters and equipment shed at the front
    • Ag tax exemption and ag lease in place
    • Minimal flood plain along the western property boundary

    Overview

    This well-maintained pastureland is configured for rotational grazing, divided into eight paddocks, each with its own stock pond. The property features nine ponds total, creek frontage, and tree perimeters that help provide natural cover. It has been used as a cattle farm and includes an equipment shed positioned at the front of the property. For recreation, the ponds are stocked with fish, and deer activity is frequent, with feral hogs also present.

    The land has frontage on State Highway 34 and is located with access to Greenville and the DFW Metroplex through proximity to Interstate Highway 30, U.S. Highway 380, and U.S. Highway 69. A minimal flood plain is noted along the western boundary, and the current setup includes an ag tax exemption and an ag lease in place.

    For buyers or operators, the combination of pond-supported paddocks and established grazing layout offers a strong fit for an ongoing cattle program, while the water features make it equally compelling as country-estate or recreational property. Owner financing is available, and the property can also be considered as an investment opportunity with existing agricultural structures already in place. A marketing brochure is available upon request.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Pharmacy Nail Salon Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Greenville
    County
    Hunt
    State
    Texas
    Longitude
    -96.109683
    Latitude
    33.05362

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    FAQs

    What type of property is this?
    Farm - Well-maintained pasture with creek frontage and nine ponds, suited for cattle operations or recreational enjoyment.
    Where is this farm located?
    The property is located at 2420 Highway 34 N Greenville, TX.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Well‑maintained pastureland set up for rotational grazing, divided into 8 paddocks with individual stock ponds; 9 ponds plus creek frontage, with ponds stocked with fish; Frontage on State Highway 34 with access into Greenville and the DFW Metroplex via nearby I‑30, US‑380 and US‑69
    (972) 987-1600
    We can help!
    Listing Contact
    Grant Glasco
    Real Estate License ID: 0525556
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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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    2420 Highway 34 N, Greenville, TX 75401
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