Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    4 Acres of Pasture Land Title is generated by Realmo AI

    3060 Vz County Rd 3504, Wills Point, TX

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    4 acres of pasture land near Wills Point, Texas.

    Type:LAND
    Lot size:
    4.00 Acres
    Added:
    Aug 21, 2025
    Days on Market:
    287
    Last Refresh:
    May 20 at 8:18 pm

    Property Features for 3060 Vz County Rd 3504

    General Information

    Standard status
    Active
    Lot size
    4.00 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    Troy Corman

    Listing agent Troy Corman License #0589965

    Listing office T2 Real Estate

    Listing date Aug 21, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of T2 Real Estate

    HighLights

    • Approximately 4 acres of land.
    • Boasts 180 feet of road frontage.
    • Conveniently located: 10 minutes from Wills Point, 1 hour from Dallas, 20 minutes from Canton.
    • Close proximity to Lake Tawakoni (13 minutes to boat ramp).
    • Two separate pastures suitable for hay production.
    • Natural drainage due to sloping land.

    Overview

    This property features approximately 4 acres carved from a larger 10-acre parcel. It includes 180 feet of road frontage on VZ County Road 3504, extending 970 feet in depth. The land is divided into two pastures, with a fence requiring minor adjustment to delineate the western boundary. A slope provides natural drainage to the north. The area is known for strong grass growth and hay production. The location offers a peaceful environment with rolling hills visible on neighboring properties. It is situated approximately 10 minutes from downtown Wills Point, about an hour from downtown Dallas, and 20 minutes from Canton. The Sabine River Authority boat ramp on Lake Tawakoni is approximately 13 minutes away.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.9828
    Latitude
    32.7462

    Nearby Similar for Sale

    • $549,999
      2,800 SF

      Flex Office and Warehouse Building

      Flexible downtown building with private offices, reception, breakroom, and warehouse space supported by designated street parking.
      203 N 5th Street, Wills Point, TX 75169
      View Details
    • $1,495,000

      Multi-Unit Office Building

      Modern 2020 construction with high-visibility highway frontage and flexible unit configuration for scalable income potential.
      21891 U.S. Highway 80, Wills Point, TX 75169
      View Details
    • $650,000
      3,329 SF

      Wills Point Ranch Retreat

      Country ranch retreat on nearly 9 acres near Dallas.
      2986 Vz County Road 3208, Wills Point, TX 75169
      View Details
    • $1,999,999

      Downtown Office Building Investment

      Office building with a multi-year tenant lease and an unfinished second floor offering expansion upside.
      400 N 4th Street, Wills Point, TX 75169
      View Details
    • $2,500,000
      1,508 SF

      East Texas Farm and Ranch

      175.2-acre farm/ranch with home, ponds, and outbuildings.
      10761 County Road 348, Wills Point, TX 75169
      View Details
    • $529,500
      1,791 SF

      Wills Point Farmhouse on 12+ Acres

      Newly built 3 bed, 2 bath home on 12.46 acres.
      712 Vz County Road 3510, Wills Point, TX 75169
      View Details
    • $850,000
      2,331 SF

      Turnkey Horse Ranch with Modern Farmhouse

      Working horse ranch with modern farmhouse near lake and highways.
      1305 VZ County Road 3821, Wills Point, TX 75169
      View Details
    • $579,000

      Rural Acreage with Two Ponds

      48+ acres with two ponds and open pastures for livestock, hay production, or country recreation near all-weather roads.
      3488 Vz County Road 3812, Wills Point, TX 75169
      View Details

    FAQs

    What type of property is this?
    Land - 4 acres of pasture land near Wills Point, Texas.
    Where is this land located?
    The property is located at 3060 Vz County Rd 3504 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $129,000.
    What are key features of this property?
    This property features: Approximately 4 acres of land.; Boasts 180 feet of road frontage.; Conveniently located: 10 minutes from Wills Point, 1 hour from Dallas, 20 minutes from Canton.
    (214) 690-9682 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Troy Corman
    Real Estate License ID: 0589965
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3060 Vz County Rd 3504, Wills Point, TX
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!