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    Agricultural Land with Creek Title is generated by Realmo AI

    3141 Hwy 98, New Boston, TX 75570

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    Claim this Listing
    For Sale
    $108,000

    LAND - New Boston, TX

    Lot size:
    14.43 Acres
    Added:
    Oct 1, 2025
    Days on Market:
    249
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 3141 Hwy 98

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Barbed Wire
    Standard status
    Active
    Lot size
    14.43 Acres

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Teresa Liepman

    Listing agent Teresa Liepman License #PB00065270

    Listing office Better Homes & Gardens Real Estate Infinity 4602 McKnight Rd, Texarkana, TX

    Listing date Oct 1, 2025

    MLS# 116942 Listing URL

    Copyright © 2026 Texarkana 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

    • 14.43‑acre property offering privacy and seclusion.
    • Level pastures ideal for raising cattle or other farm animals.
    • Serene creek providing a convenient water source.
    • 10 acres previously used for hay production, reclaimable for agriculture.
    • Located near New Boston and Simms Schools.
    • Barbed wire fencing and cable available.

    Overview

    This 14.43-acre agricultural property features level pasture areas and wooded frontage that creates natural separation from the surrounding roadway. A tree line runs along the property, and a serene creek flows through the land, located about three acres into the parcel. The back 10 acres have previously been used for hay production, and the area may be reclaimed for agricultural use.

    The property is located near New Boston and is described as being within close proximity to Simms Schools. Access is via Highway 98, with the natural tree line and wooded areas contributing to a more private, countryside setting.

    For buyers looking for workable acreage, the combination of level pasture, an on-site creek, and prior hay ground can support a range of livestock or crop-related uses. The mix of open pasture and wooded areas also offers a practical layout for maintaining privacy while still keeping space available for day-to-day farm operations.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    New Boston
    County
    Bowie
    State
    Texas
    Longitude
    -94.4756788
    Latitude
    33.4279576

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    FAQs

    What type of property is this?
    Farm - 14.43-acre farmland with level pasture areas, wooded frontage, and a creek providing water for livestock.
    Where is this farm located?
    The property is located at 3141 Hwy 98 New Boston, TX.
    What is the asking price?
    The asking price for this property is $108,000.
    What are key features of this property?
    This property features: 14.43‑acre property offering privacy and seclusion.; Level pastures ideal for raising cattle or other farm animals.; Serene creek providing a convenient water source.
    (903) 276-9464
    We can help!
    Listing Contact
    Teresa Liepman
    Real Estate License ID: PB00065270
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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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