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    Versatile Acreage with Dual Road Frontage Title is generated by Realmo AI

    378 County Road 35840 S, Arthur City, TX 75411

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    Claim this Listing
    For Sale
    $470,655

    LAND - Arthur City, TX

    Lot size:
    31.38 Acres
    Added:
    Nov 13, 2025
    Days on Market:
    204
    Last Refresh:
    Jun 5 at 7:06 am

    Property Features for 378 County Road 35840 S

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    APN
    53977
    Lot size
    31.38 Acres

    Taxes and HOA fees

    Tax Description
    A845 J C SADLER SURVEY, TRACT 37, ACRES 31.37
    Tax Annual Amount
    36

    We can help!

    Listing Contact
    Jodie Downs

    Listing agent Jodie Downs License #0734888

    Listing office Greb Real Estate Paris, TX

    Listing date Nov 13, 2025

    MLS# 21101876 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

    • 31.38 acres of land with agriculture exemption and current use for cattle grazing
    • Dual road frontage on Pat Mayse E Park Rd and CR 35870 for flexible access
    • Utilities available at the road to help simplify setup for a home, cabin, or retreat
    • Fenced property with a mix of open pasture and wooded areas along the perimeter
    • Located just minutes from two access points to Pat Mayse Lake

    Overview

    This 31-acre land offering in Arthur City, Texas is currently under an agriculture exemption and used for cattle grazing. The property presents a mix of open pasture and wooded areas along the perimeter, offering both usable space and natural shade. Dual road frontage adds convenience and flexibility, with access available from Pat Mayse E Park Rd and CR 35870. Utilities are already available at the road, which can simplify plans for a future home, cabin, or recreational retreat.

    The acreage is located just minutes from two access points to Pat Mayse Lake, making it well-suited for outdoor recreation. With frontage on two roads and a varied landscape that includes scenic perimeter trees, the site supports privacy and practical access for owners looking to develop on their own schedule.

    For buyers seeking rural land near Pat Mayse Lake, this property can fit a range of goals, from maintaining an agricultural use to building a personal country homestead or weekend escape. The open pasture combined with the perimeter woods can also appeal to buyers who want a blend of cleared space and natural cover within a single tract. If you’re looking for land with straightforward access and existing ag status, this is a strong opportunity to consider.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Arthur City
    County
    Lamar
    State
    Texas
    Longitude
    -95.589042
    Latitude
    33.857385

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    FAQs

    What type of property is this?
    Ranch - 31-acre property with agriculture exemption, cattle grazing use, and open pasture plus perimeter woods for flexible country living.
    Where is this ranch located?
    The property is located at 378 County Road 35840 S Arthur City, TX.
    What is the asking price?
    The asking price for this property is $470,655.
    What are key features of this property?
    This property features: 31.38 acres of land with agriculture exemption and current use for cattle grazing; Dual road frontage on Pat Mayse E Park Rd and CR 35870 for flexible access; Utilities available at the road to help simplify setup for a home, cabin, or retreat
    (903) 401-2939
    We can help!
    Listing Contact
    Jodie Downs
    Real Estate License ID: 0734888
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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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