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    Recreational & Ag Land Tracts Title is generated by Realmo AI

    47 Acres Farm Market 275, Cumby, TX 75433

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    For Sale
    $686,387

    LAND - Other - Cumby, TX

    Lot size:
    47.34 Acres
    Added:
    Nov 6, 2025
    Days on Market:
    212
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for 47 Acres Farm Market 275

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Exterior features
    RvHookup
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000023399
    Lot size
    47.34 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 10.000 ABS: 1127 TR: 7-12 SUR: JUNELL

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    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 Nov 6, 2025

    MLS# 21019967 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

    • 47‑acre property with Ag‑exemption just south of Interstate 30 in Cumby, TX
    • Utilities available: water and electric already on site; high‑speed internet available per seller
    • Road frontage with potential to subdivide into smaller tracts
    • RV hookup available, plus fenced and cross‑fenced area for livestock
    • Land includes wooded area for a potential home site, with grassy pastures, 3 ponds, and a creek
    • Two older septic systems on site

    Overview

    Immaculately maintained 47.34-acre property with Ag-exemption and a mix of grassy pastures, wooded areas, and water features, including three ponds and a creek. The land includes available water and electric that are already on site, plus high-speed internet availability per seller. There are two older septics on site, and fencing with cross-fencing supports a secure setup for livestock. Multiple natural areas—including a beautifully treed section—create distinct possibilities for a new home site or weekend retreat, while the broader acreage and road frontage offer the flexibility to subdivide into smaller tracts.

    The property is located just south of Interstate 30 in Cumby, Texas, with convenient access supported by lots of road frontage. It sits between Sulphur Springs to the east and Greenville to the west, and the seller describes it as within commuting distance from Dallas.

    This is a strong fit for buyers seeking an all-in-one recreation and agricultural property, whether for hunting, weekend enjoyment, or full-time living. The combination of fencing, pasture, ponds, creek, and existing utility access supports livestock and animal-friendly use, while the subdividable layout can appeal to investors or buyers planning multiple homesites within one tract.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Cumby
    County
    Hopkins
    State
    Texas
    Longitude
    -95.8299814
    Latitude
    33.1165398

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    FAQs

    What type of property is this?
    Hunting land - Well-maintained acreage with Ag-exemption, ponds, creek, and utility access, offering flexible options for homesites or livestock.
    Where is this hunting land located?
    The property is located at 47 Acres Farm Market 275 Cumby, TX.
    What is the asking price?
    The asking price for this property is $686,387.
    What are key features of this property?
    This property features: 47‑acre property with Ag‑exemption just south of Interstate 30 in Cumby, TX; Utilities available: water and electric already on site; high‑speed internet available per seller; Road frontage with potential to subdivide into smaller tracts
    (903) 885-1234
    We can help!
    Listing Contact
    Janet Martin
    Janet Martin
    Real Estate License ID: 0479952
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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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