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    2503 VZCR 3804 Wills Point, TX 75169

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    For Sale
    $633,000

    Single Family,Two Story, Acreage W/Res - Wills Point, TX

    Property size:
    3,372 SF
    Lot size:
    29.00 Acres
    Price / SF:
    $187/SF
    Added:
    May 7, 2026
    Days on Market:
    1
    Last Refresh:
    May 7 at 11:06 pm

    Property Features for 2503 VZCR 3804

    General Information

    Property type
    Land
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Parking
    1
    Parking features
    Garage
    Patio and Porch features
    Porch
    Interior features
    Washer/Dryer Connection, Paneling, Smoke Detector, Ceiling Fans, Separate Tub, Separate Shower, Electric Water Heater
    Exterior features
    Storage Building, Front/Back Porch, Fence, Residence(s), Creek, Fenced, Cross Fenced, Workshop, Shade Trees
    Fencing
    Cross Fenced, Fenced
    Standard status
    Active
    APN
    r000039399
    Size
    3,372 SF
    Lot size
    29.00 Acres

    Utilities

    Utilities
    Electricity Available, Water Available
    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1982
    Floors in Building
    2
    Building materials
    Brick, Frame
    Roof type
    Composition
    Architectural style
    Other
    Additional Structures
    Residence, Storage, Workshop

    We can help!

    Listing Contact
    Valerie Bahm
    Valerie Bahm

    Listing agent Valerie Bahm

    Listing office Keller Williams Realty - Cedar Creek Lake Properties 1907 W. Main St., Heath, TX

    Listing date May 7, 2026

    MLS# 112716 Listing URL

    Copyright © 2026 Henderson County Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Sprawling 29‑acre estate with wooded areas and open pasture
    • Priced attractively for renovations - an amazing opportunity!
    • Solidly constructed, spacious 4 bedroom, 3 bathroom home offering a unique renovation opportunity
    • Includes a barn and two ponds, great for livestock or recreation
    • New roof and distinctive architectural style
    • Set back from the road for privacy and tranquility

    Overview

    Colonial Home on Sprawling Acreage

    This property features a colonial-style two-story residence with a crepe myrtle-lined driveway, set on a 29-acre estate. Constructed around 1982, the home offers a renovation opportunity with solid construction and expansive square footage. The residence includes a new roof and showcases the style of its era. The property includes wooded areas and open pasture, a barn, and ponds. The home features 4 bedrooms and 3 bathrooms, along with multiple living areas. The interior includes ash paneling and a fireplace with an insert. The formal dining room has built-ins, and the L-shaped kitchen features butcher block counters, a pantry, and ample storage space. The primary suite includes a walk-in closet, a separate shower, and a makeup vanity. Three additional bedrooms and a hall bathroom provide comfort. A sunroom, office, and laundry room with built-ins add functionality. Upstairs, a landing area offers potential for a library, a large game room, or a fifth bedroom, complete with a bath featuring a footed tub. An attached one-car garage provides convenience. Outdoors, a three-stall pole barn is ready for livestock or equipment, while two ponds and open land provide space for cattle, horses, or recreation. The property offers privacy and country living, with a home and land designed for both family and function. The property is located in Wills Point, TX. The property is suited for farming, ranching, or recreational activities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.0083
    Latitude
    32.71

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    FAQs

    What type of property is this?
    Ranch - 29-acre estate with a spacious home and multiple amenities.
    Where is this ranch located?
    The property is located at 2503 VZCR 3804 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $633,000.
    What are key features of this property?
    This property features: Sprawling 29‑acre estate with wooded areas and open pasture; Priced attractively for renovations - an amazing opportunity!; Solidly constructed, spacious 4 bedroom, 3 bathroom home offering a unique renovation opportunity
    (903) 386-6064
    We can help!
    Listing Contact
    Valerie Bahm
    Valerie Bahm
    Real Estate License ID: 0629769
    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.

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