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    Ag-Exempt Ranchland with Stock Ponds Title is generated by Realmo AI

    3883 Farm Road 71 W, Sulphur Springs, TX 75482

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    Claim this Listing
    For Sale
    Under Contract
    $531,700

    LAND - Other - Sulphur Springs, TX

    Lot size:
    71.90 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    83
    Last Refresh:
    Jun 6 at 7:06 am

    Property Features for 3883 Farm Road 71 W

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active Under Contract
    APN
    R000017852
    Lot size
    71.90 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 71.900 ABS: 683 ALSO 857 & 571 TR: 1-0

    Utilities

    Sewer type
    Aerobic Septic
    Water front features
    Creek

    Building Details

    Year built
    1960
    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tom Hendricks

    Listing agent Tom Hendricks License #0721107

    Listing office Janet Martin Realty Sulphur Springs, TX

    Listing date Mar 16, 2026

    MLS# 20822461 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

    • Approximately 71 AG‑exempt acres near Lake Cooper with no known restrictions
    • Fenced and cross‑fenced pastures with coastal and native grasses and rolling topography
    • 3 stock ponds plus a creek, offering multiple water features on the property
    • Good road frontage with water, septic (aerobic septic), and electricity already in place
    • Includes storage sheds and an old barn that could be used for animals
    • Home built in 1960; given NO value due to structural issues, but includes newer HVAC and water heater

    Overview

    Approximately 71.9 AG-exempt acres make up an old family farm offering fenced and cross-fenced pastures with coastal and native grasses and rolling topography. The property includes three stock ponds, storage sheds, and an old barn that could be used for animals. A residence is also on site; due to structural issues, the home was given no value in this listing, though it does have a newer HVAC, water heater, aerobic septic, and other updates. Water, septic, and electricity are in place, and the home could potentially be remodeled or removed for a new build, including a barndominium or manufactured home.

    The ranch features good road frontage and sits near Lake Cooper. It’s described as close to North Hopkins Schools, about five minutes to Cooper Lake, and roughly 15 minutes from Sulphur Springs and the downtown/Celebration Plaza area.

    This is well-suited for buyers looking for an AG-exempt ranch, recreational property, or long-term land investment, with existing pasture infrastructure and multiple water sources for livestock. With no known restrictions noted by the sellers, there is flexibility for owners to pursue their preferred end use, whether that’s continuing agricultural operations, building a primary residence, or creating a private weekend retreat.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.567
    Latitude
    33.1779

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    FAQs

    What type of property is this?
    Ranch - Ranchland with fenced pastures, coastal and native grasses, and three stock ponds, plus utilities already in place.
    Where is this ranch located?
    The property is located at 3883 Farm Road 71 W Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $531,700.
    What are key features of this property?
    This property features: Approximately 71 AG‑exempt acres near Lake Cooper with no known restrictions; Fenced and cross‑fenced pastures with coastal and native grasses and rolling topography; 3 stock ponds plus a creek, offering multiple water features on the property
    (903) 885-1234
    We can help!
    Listing Contact
    Tom Hendricks
    Real Estate License ID: 0721107
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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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