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    Ranch Land with Pasture Potential Title is generated by Realmo AI

    33 Acres Farm Road 69, Sulphur Bluff, TX 75481

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    For Sale
    $215,313

    LAND - Sulphur Bluff, TX

    Lot size:
    33.13 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 5 at 2:06 am

    Property Features for 33 Acres Farm Road 69

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed
    Standard status
    Active
    APN
    R000022247
    Lot size
    33.13 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 33.330 ABS: 1017 TR: 6-07 SUR: WETMORE

    Utilities

    Water front features
    Creek

    We can help!

    Listing Contact
    Janet Martin
    Janet Martin

    Listing agent Janet Martin License #0479952

    Listing office Janet Martin Realty Sulphur Springs, TX

    Listing date Apr 10, 2026

    MLS# 20552314 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

    • 33‑acre property with scattered trees and pasture for livestock use
    • Creek waterfront feature on the property
    • Multiple possible build sites with easy access from the Farm Road
    • AG‑exemption in place; Bermuda grass and some barbed wire fencing already installed
    • No known restrictions listed; flexibility for RV living while building, or adding a tiny home or manufactured home
    • Power lines are at the road; buyer to verify availability and cost of a water meter

    Overview

    This 33-acre ranch property offers a practical mix of pasture and scattered trees, with Bermuda grass already in place for livestock use. Existing barbed wire fencing and an agricultural exemption are included, supporting the land’s readiness for ranch operations. The property is described as having multiple possible build sites, giving buyers options for where to place a primary residence or alternative housing while plans are underway.

    Access is provided from the Farm Road, with power lines located at the road for connection planning. The seller notes no known restrictions, and the property is positioned for buyers seeking a quieter rural setting within a roughly 1.5-hour commute from downtown Dallas. A buyer is responsible for verifying the availability and cost of a water meter.

    With pasture, fencing, and an AG exemption already in place, the land is well suited for buyers looking to run livestock now and build later. The multiple build-site layout and the stated lack of known restrictions also make it a flexible option for buyers interested in living on the property in the interim, such as an RV, tiny home, or manufactured home, subject to verification by the buyer. A fencing allowance is offered with an acceptable offer.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sulphur Bluff
    County
    Hopkins
    State
    Texas
    Longitude
    -95.357
    Latitude
    33.3258

    Nearby Similar for Sale

    • $119,000

      Fenced Gated Homesite Land

      An 11-acre, fenced and gated property with pasture and mature trees plus a prepared clearing for an off-grid homesite.
      CR 3561, Sulphur Bluff, TX 75481
      View Details

    FAQs

    What type of property is this?
    Ranch - 33 acres of pasture with scattered trees and existing fencing, offering flexible build and livestock readiness near Farm Road access.
    Where is this ranch located?
    The property is located at 33 Acres Farm Road 69 Sulphur Bluff, TX.
    What is the asking price?
    The asking price for this property is $215,313.
    What are key features of this property?
    This property features: 33‑acre property with scattered trees and pasture for livestock use; Creek waterfront feature on the property; Multiple possible build sites with easy access from the Farm Road
    (903) 885-1234
    We can help!
    Listing Contact
    Janet Martin
    Janet Martin
    Real Estate License ID: 0479952
    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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