Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    4678 HWY 90 Madisonville, TX 77864

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    44.5 acres of AG EXEMPT land with highway frontage.

    Type:Land
    Lot size:
    44.50 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    18
    Last Refresh:
    Mar 25 at 8:45 am

    Property Features for 4678 HWY 90

    General Information

    Standard status
    Active
    Lot size
    44.50 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Keith Robertson
    Keith Robertson

    Listing agent Keith Robertson License #TX 0210946

    Listing office Top Guns Realty

    Listing date Mar 23, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Top Guns Realty

    Overview

    Unrestricted Land with Highway Frontage

    This property features 44.5 acres of AG EXEMPT, unrestricted land located in Madisonville. The land has direct frontage on Hwy 90. The property is suitable for ranching, recreation, or investment. The land includes a mix of open pasture and scattered trees, making it suitable for livestock or building a country retreat. Multiple ponds provide natural water sources. The property benefits from low property taxes due to its agricultural exemption. Horses are allowed. There is no HOA and no restrictions. The property is located minutes from Fannin Oaks Golf Course.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Madisonville
    County
    Madison
    State
    Texas
    Longitude
    -95.926865
    Latitude
    30.893663

    Nearby Similar for Sale

    • $950,000
      12,630 SF

      Madisonville Commercial Hospitality/Retail Suites

      Newly renovated hospitality/retail suites in the heart of Madisonville, TX.
      710 S May Street, Madisonville, TX 77864-2564
      View Details
    • $150,000

      Madisonville Land with Highway Access

      Nearly 3/4-acre lot with utilities, highway frontage, and commercial potential.
      918 E Main Street, Madisonville, TX 77864
      View Details
    • $595,000

      Prime Commercial Land in Madisonville

      Exceptional development opportunity in high-traffic Madisonville, Texas.
      1623 & 1677 E Main Street, Madisonville, TX 77864
      View Details
    • $399,000

      Unrestricted Land with Mobile Home

      20-acre unrestricted property with a well-maintained mobile home.
      1440 Mustang Loop, Madisonville, TX 77864
      View Details
    • $2,250,000
      8,365 SF

      Income-Producing Estate with Event Venue

      30-acre estate with renovated home and event center.
      601 N Shipp Street, Madisonville, TX 77864
      View Details
    • $260,000

      Heavily Wooded Recreational Land

      12.98 acres of wooded land ideal for recreation.
      9884 Rocky Ridge Lane, Madisonville, TX 77864
      View Details
    • $269,000

      Unrestricted Land in Madisonville, TX

      Scenic 5-acre tract near Madisonville, TX, ideal for building.
      1224 S State Street, Madisonville, TX 77864
      View Details
    • $199,000

      Land in North Madison County

      8-acre property with potential for residence, ranchette, or investment.
      9486 Puddin Lane, Madisonville, TX 77864
      View Details
    • $99,000

      Residential Land in Madisonville, TX

      3.02 +/- acre residential lot with city utilities.
      12 Manning Lane, Madisonville, TX 77864
      View Details
    • $2,250,000

      Income-Producing Madisonville Estate

      30-acre estate with home, venue, and amenities near downtown.
      601 N Shipp Street, Madisonville, TX 77864
      View Details
    • $50,000

      Commercial Land in Downtown Madisonville

      Prime commercial land in downtown Madisonville, Texas.
      806 S Madison Street, Madisonville, TX 77864
      View Details
    • $175,000

      Unrestricted Land in Madisonville, TX

      4-acre unrestricted property perfect for building or recreation in Madisonville.
      4 acs Fm 3091, Madisonville, TX 77864
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 44.5 acres of AG EXEMPT land with highway frontage.
    Where is this agricultural land / farmland located?
    The property is located at 4678 HWY 90 Madisonville, TX.
    What is the asking price?
    The asking price for this property is $845,500.
    What are key features of this property?
    This property features: 44.5 acres of unrestricted land with AG EXEMPT status; Direct frontage on Hwy 90; Multiple ponds for natural water sources
    (936) 582-1700 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Keith Robertson
    Keith Robertson
    Real Estate License ID: TX 0210946
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!