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    Agricultural Creekside Land Tract Title is generated by Realmo AI

    2595 CR 222, Anna, TX 75409

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    Claim this Listing
    For Sale
    $1,896,000

    LAND - Anna, TX

    Lot size:
    12.64 Acres
    Added:
    Mar 19, 2026
    Days on Market:
    81
    Last Refresh:
    Jun 7 at 4:06 am

    Property Features for 2595 CR 222

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R636700000701
    Lot size
    12.64 Acres

    Taxes and HOA fees

    Tax Description
    ABS A0367 JAS HUFFLEFINGER SURVEY, TRACT 7, 1

    We can help!

    Listing Contact
    Cayla Torno

    Listing agent Cayla Torno License #0678143

    Listing office Evergreen Equity Mckinney, TX

    Listing date Mar 19, 2026

    MLS# 21199592 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

    • 12.64‑acre property with mature tree cover and a creek running along one side
    • Currently zoned agricultural with an ag exemption and located outside city limits
    • Includes a water meter and hose hydrant already on the property
    • Electricity can be brought to the property through Grayson County Electrical Co‑op
    • About 25 minutes from McKinney

    Overview

    Set on 12.64 acres, this agricultural tract is surrounded by mature trees that provide privacy and a naturally scenic setting. A gently flowing creek runs along one side of the property, adding quiet character and attracting local wildlife. The layout offers ample room for building a dream home, creating a personal retreat, or holding land for long-term growth.

    The property is outside city limits and is currently zoned agricultural with an ag exemption. With existing infrastructure that includes a water meter and hose hydrant on site, basic water access is already in place. Electricity can be brought to the property through the Grayson County Electrical Co-op, offering a practical path for development. The parcel is also described as being about 25 minutes from McKinney, balancing country seclusion with access to nearby daily needs.

    For buyers looking for a quiet, nature-forward homesite, the combination of creek frontage, heavy tree cover, and agricultural status creates a compelling foundation. Investors may also value the acreage and existing water service when planning future development or landholding strategies. Given the available utilities and the peaceful, low-traffic setting, this tract is well suited for anyone seeking space to grow.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Accounting Firm HVAC Service Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Anna
    County
    Collin
    State
    Texas
    Longitude
    -96.62486
    Latitude
    33.391691

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    FAQs

    What type of property is this?
    Residential land & home lot - A private, tree-lined acreage with a gently flowing creek and existing water service, ideal for homesites or future land investment.
    Where is this residential land & home lot located?
    The property is located at 2595 CR 222 Anna, TX.
    What is the asking price?
    The asking price for this property is $1,896,000.
    What are key features of this property?
    This property features: 12.64‑acre property with mature tree cover and a creek running along one side; Currently zoned agricultural with an ag exemption and located outside city limits; Includes a water meter and hose hydrant already on the property
    (972) 562-5153
    We can help!
    Listing Contact
    Cayla Torno
    Real Estate License ID: 0678143
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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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