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    Acreage with Fenced Pasture Title is generated by Realmo AI

    3011 Vz County Road 4714, Ben Wheeler, TX 75754

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    Claim this Listing
    For Sale
    $175,000

    LAND - Ben Wheeler, TX

    Lot size:
    4.64 Acres
    Added:
    Sep 4, 2025
    Days on Market:
    276
    Last Refresh:
    Jun 6 at 12:06 pm

    Property Features for 3011 Vz County Road 4714

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000026735
    Lot size
    4.64 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 4.643 ABST: 640 SUR: J OQUIRE
    Tax Annual Amount
    2683

    Utilities

    Sewer type
    Septic Tank

    Building Details

    Year built
    1984

    We can help!

    Listing Contact
    Julie Franklin
    Julie Franklin

    Listing agent Julie Franklin License #0549480

    Listing office Franklin Realty Canton, TX

    Listing date Sep 4, 2025

    MLS# 21049397 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

    • Nearly 5‑acre property with fenced pasture at the back for horses or a mini farm
    • No restrictions reported; bring chickens, goats, or horses
    • Includes an older home (1984) plus a singlewide—both needing some TLC
    • Land sold for land value only, with existing infrastructure already in place
    • Utilities on site include 3 electric meters (one for each home and one for the well)
    • Shared well is currently not working and will need replacement; septic tank sewer

    Overview

    This nearly 5-acre property is set up for flexible living and outdoor use, with an older home and a singlewide already on site, both needing some TLC. The land value is the primary consideration, but the existing structures provide the option to live onsite while you build or renovate, or to repurpose them as income-producing rentals. Utility infrastructure is in place, including three electric meters—one for each home and one for the well. The shared well is currently not working and will need replacement, and the home sites will require attention, giving buyers room to shape the property to their needs.

    The pasture is fenced at the back, creating a practical setup for horses or a small mini-farm. The property is described as having no restrictions and is conveniently located near Tyler, offering a straightforward rural acreage opportunity with room to grow.

    For buyers seeking a hands-on agricultural lifestyle or a longer-term development plan, this parcel offers a workable starting point: land, existing utilities, and an on-site pasture area. With the well needing replacement and the existing homes requiring renovation, it is best suited for owner-occupants or investors prepared to bring the property up to their standard while planning for future improvements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Single family properties

    Map

    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.675395
    Latitude
    32.377114

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Nearly five acres with an existing pasture, multiple homes on-site, and no restrictions—ideal for hobby farming and expansion.
    Where is this agricultural land / farmland located?
    The property is located at 3011 Vz County Road 4714 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: Nearly 5‑acre property with fenced pasture at the back for horses or a mini farm; No restrictions reported; bring chickens, goats, or horses; Includes an older home (1984) plus a singlewide—both needing some TLC
    (903) 385-0008
    We can help!
    Listing Contact
    Julie Franklin
    Julie Franklin
    Real Estate License ID: 0549480
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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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