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    Acreage Tract with Open Pasture Title is generated by Realmo AI

    3534 VZ CR 3812, Wills Point, TX 75169

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    For Sale
    $189,000

    LAND - Other - Wills Point, TX

    Lot size:
    10.00 Acres
    Added:
    May 29, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 3 at 11:06 am

    Property Features for 3534 VZ CR 3812

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000040273
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Description
    N D WALLING
    Tax Annual Amount
    219

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Delanee Clark
    Delanee Clark

    Listing agent Delanee Clark License #0710720

    Listing office RE/MAX Landmark Terrell, TX

    Listing date May 29, 2026

    MLS# 21082625 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

    • 10+/- acre East Texas tract with scattered mature trees and open pastures
    • No known restrictions; bring horses, cattle, and chickens (and other animals) without limitation
    • MacBee Water provider; one water meter purchased and currently being installed
    • Access to County Road 3812 about 1.2 miles via an all‑weather road
    • Convenient roads nearby: FM 2728 (to Terrell) about 2.1 miles or FM 751 about 2.5 miles
    • Additional acreage available—can be purchased as part of a full 58+/- acre offering

    Overview

    This 10+/- acre tract offers a straightforward, rural layout with open pastures and scattered mature trees across the property. The land is set up for flexibility, with no known restrictions reported, making it suitable for a variety of country uses. Options discussed include building a new home, placing a manufactured home, or starting a small farm. Livestock and animals are supported based on the stated lack of known restrictions, including horses, cattle, chickens, and other animals.

    Access is practical for day-to-day life while still keeping a sense of seclusion. The property is about 1.2 miles to County Road 3812 (an all-weather road), with additional nearby connections to FM 2728 (to Terrell) and FM 751. Utility planning is underway as well, as MacBee Water is the local provider and one water meter has already been purchased and is in the process of being installed.

    For buyers looking for space in East Texas, this acreage presents a clean foundation for a private homestead or small ranch. It also supports more flexible planning for buyers who may want to expand, as additional acreage is available and can be purchased as part of a full 58+/- acre offering.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Wills Point
    County
    Van Zandt
    State
    Texas
    Longitude
    -96.0083
    Latitude
    32.71

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Private rural acreage with open pastures and scattered mature trees, ready for a homestead, small ranch, or weekend retreat.
    Where is this agricultural land / farmland located?
    The property is located at 3534 VZ CR 3812 Wills Point, TX.
    What is the asking price?
    The asking price for this property is $189,000.
    What are key features of this property?
    This property features: 10+/- acre East Texas tract with scattered mature trees and open pastures; No known restrictions; bring horses, cattle, and chickens (and other animals) without limitation; MacBee Water provider; one water meter purchased and currently being installed
    (972) 524-2525
    We can help!
    Listing Contact
    Delanee Clark
    Delanee Clark
    Real Estate License ID: 0710720
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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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