Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Neches River Frontage Land Title is generated by Realmo AI

    540 CR 2830, Wells, TX 76055

    View on Map
    Claim this Listing
    For Sale
    $2,390,336

    LAND - Wells, TX

    Lot size:
    351.52 Acres
    Added:
    Mar 14, 2026
    Days on Market:
    82
    Last Refresh:
    Jun 3 at 10:06 am

    Property Features for 540 CR 2830

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    NA Not Applicable
    Standard status
    Active
    Lot size
    351.52 Acres

    We can help!

    Listing Contact
    Bob Cherry

    Listing agent Bob Cherry

    Listing office Legacy Real Estate Group 1403 Turtle Creek, Lufkin, TX

    Listing date Mar 14, 2026

    MLS# 70012366 Listing URL

    Copyright © 2026 Deep East Texas MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime Neches River frontage
    • Hardwood river bottom and multi‑aged pine plantation
    • County road access
    • Dirt roads on property
    • Hunting areas and shooting lanes
    • Secluded area for building a dream home

    Overview

    This property presents a rare opportunity to own land with Neches River frontage. The property, sold AS IS, is an investment opportunity featuring a hardwood river bottom and a multi-aged pine plantation. County road access is available, along with dirt roads on the property. The land offers hunting areas, shooting lanes, and wooded acreage. The property encompasses 351.52 acres. It is located off County Road 2830 in Wells, Texas. The seller retains any minerals owned. It could be a location to build a dream home.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Wells
    County
    Cherokee
    State
    Texas
    Longitude
    -97.1398
    Latitude
    32.178

    Nearby Similar for Sale

    • $395,000
      2,652 SF

      Versatile Estate with Business Potential

      10-acre estate featuring a home, buildings, and outdoor amenities.
      1609 County Road 2626, Wells, TX 75976
      View Details
    • $171,630

      Wells, Texas Wooded Land

      19.07 acres of wooded land in Wells, Texas.
      R228201000 W 4th Street, Wells, TX 75976
      View Details
    • $79,000

      Reagan Wells Land with Utilities

      Affordable lot with utilities and river access in Reagan Wells.
      557 Squirrel Bend, Reagan Wells, TX 78801
      View Details
    • $135,000

      5.5 Acres on Dry Frio River

      Unimproved 5.5 acre lot with Dry Frio River frontage.
      Reagan Wells, TX 78801
      View Details
    • $35,000

      Land in Frio Cielo Ranch

      Affordable lot with river access and utilities in Reagan Wells.
      533 Squirrel Bend, Reagan Wells, TX 78801
      View Details
    • $119,000

      Wells, TX Land Opportunity

      Ideal home sites with utilities ready for building.
      2896P07&8 CR 2626, Wells, TX 75976
      View Details
    • $59,500

      Wells, TX Land Opportunity

      5-acre homesites with utilities and pond access in Wells, TX.
      2896P08 CR 2626, Wells, TX 75976
      View Details
    • $59,500

      Wells, TX Land Parcel

      5-acre land parcel with utilities in Wells, TX.
      2896P07 CR 2626, Wells, TX 75976
      View Details
    • $59,500

      Wells, TX Land Parcel

      5-acre land parcel in Wells, TX ready for building.
      2896P06 CR 2626, Wells, TX 75976
      View Details

    FAQs

    What type of property is this?
    Recreation land - Prime investment property with river frontage, hunting areas, and wooded acreage.
    Where is this recreation land located?
    The property is located at 540 CR 2830 Wells, TX.
    What is the asking price?
    The asking price for this property is $2,390,336.
    What are key features of this property?
    This property features: Prime Neches River frontage; Hardwood river bottom and multi‑aged pine plantation; County road access
    (936) 674-8132
    We can help!
    Listing Contact
    Bob Cherry
    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

    Thank You for Inquiry
    540 CR 2830, Wells, TX 76055
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!