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    Ranch Acreage with Brick Home Title is generated by Realmo AI

    4700 S Potter Shop Road, Cross Roads, TX 76227

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    Claim this Listing
    For Sale
    $2,800,000

    LAND - Cross Roads, TX

    Lot size:
    29.00 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    84
    Last Refresh:
    Jun 2 at 11:06 pm

    Property Features for 4700 S Potter Shop Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    38495
    Lot size
    29.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    417

    We can help!

    Listing Contact
    Bryan Pickens

    Listing agent Bryan Pickens License #0592462

    Listing office Republic Ranches, LLC DALLAS, TX

    Listing date Mar 11, 2026

    MLS# 20779367 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

    • Ranch in the city limits of Cross Roads with access and frontage on Potter Shop Road
    • Over 1,000 ft of road frontage with versatile subdivision options
    • Brick home approx. 2,650 SF (3 beds, 2.5 baths) built in 1977
    • 30 x 40 two‑car detached garage plus 700 SF apartment with bathroom and kitchenette
    • Water features: two ponds and a seasonal creek; confirmed 4‑inch water line on Potter Shop Rd and 2.5‑inch line on Tipps Rd
    • Includes small barn and new 20 x 15 loafing shed; some mineral rights available separately

    Overview

    The Cross Roads L2 Ranch is a prime parcel currently improved with a brick primary residence built in 1977. The home offers approximately 2,650 square feet with 3 bedrooms and 2.5 baths. Improvements also include a spacious 30 x 40 two-car detached garage plus a 700-square-foot apartment with a bathroom and kitchenette, along with a small barn and a new 20 x 15 loafing shed. The property is set up for both comfortable living and operational flexibility, supported by two ponds and a seasonal creek.

    Located in central Denton County within the city limits of Cross Roads, the ranch sits just over half a mile south of Hwy 380 and is accessible from Potter Shop Road. The site benefits from both access and frontage along Potter Shop Road and features more than 1,000 feet of road frontage, supporting versatile subdivision options. Utilities are already in place, with a 4-inch water line confirmed along the west side of Potter Shop Road and a 2.5-inch line along the north side of Tipps Road; additional water infrastructure is noted near the intersection of Potter Shop Road and Millcreek Road. Denton County Electric serves the area.

    For buyers looking for a rural property with future development optionality, this acreage combines usable pastureland, mature trees, and existing improvements. With pastureland making up about 30% of the ranch and infrastructure confirmed along nearby roadways, the property is well-suited for owner-operators, multi-generational uses, or investors evaluating subdivision potential. Some mineral rights are available separately from the land contract.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Cross Roads
    County
    Milam
    State
    Texas
    Longitude
    -96.99943237
    Latitude
    33.21754482

    FAQs

    What type of property is this?
    Ranch - Prime ranch acreage inside Cross Roads city limits with road frontage, utilities, ponds, and development potential.
    Where is this ranch located?
    The property is located at 4700 S Potter Shop Road Cross Roads, TX.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: Ranch in the city limits of Cross Roads with access and frontage on Potter Shop Road; Over 1,000 ft of road frontage with versatile subdivision options; Brick home approx. 2,650 SF (3 beds, 2.5 baths) built in 1977
    (888) 726-2481
    We can help!
    Listing Contact
    Bryan Pickens
    Real Estate License ID: 0592462
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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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