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    Palestine, TX Land Investment Opportunity Title is generated by Realmo AI

    6175 Loop 256, Palestine, TX 75801

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    Claim this Listing
    New
    For Sale
    $595,000

    Unimproved Land - Palestine, TX

    Type:Unimproved Land
    Lot size:
    19.43 Acres
    Added:
    May 15, 2026
    Days on Market:
    7
    Last Refresh:
    May 21 at 9:06 pm

    Property Features for 6175 Loop 256

    General Information

    Property type
    Commercial Sale
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    R15636
    Lot size
    19.43 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ray Ver Hey

    Listing agent Ray Ver Hey License #0498681

    Listing office Staples Commercial Group, LLC 2344 Dueling Oaks, Frankston, TX

    Listing date May 15, 2026

    MLS# 21272226 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

    • Includes a 7‑year tenant lease with TEXWIN, providing immediate and stable income
    • 19.43 acres offers potential for future development or expansion
    • High traffic location with approximately 12,000 daily car count, increasing visibility
    • Tenant is responsible for property taxes, reducing owner expenses
    • Tenant‑installed infrastructure minimizes initial investment
    • Lease includes two 3‑year extension options, potentially extending the income stream

    Overview

    This 19.43-acre property in Palestine, TX, presents a notable investment opportunity. The sale includes a 7-year tenant lease with TEXWIN, covering 2.5 acres of the total land. Approximately 1.13 acres are situated outside the flood zone, while 15.8 acres are within it. The property benefits from a daily car count of approximately 12,000. The tenant's lease commenced on October 1, 2025, and extends until February 28, 2033, with options for two additional 3-year extensions. The tenant also holds both First Right of Offer and First Right of Refusal on the property. TEXWIN, a company specializing in portable buildings for homeowners, independently installed their own septic system, driveway on Loop 256, power infrastructure, and a slab. The seller has surveyed the property to establish a separate tax bill, as the tenant is responsible for property taxes.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Palestine
    County
    Anderson
    State
    Texas
    Longitude
    -95.606897
    Latitude
    31.76821

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    FAQs

    What type of property is this?
    Commercial land - 19.43 acres with credit-worthy tenant and long-term lease.
    Where is this commercial land located?
    The property is located at 6175 Loop 256 Palestine, TX.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: Includes a 7‑year tenant lease with TEXWIN, providing immediate and stable income; 19.43 acres offers potential for future development or expansion; High traffic location with approximately 12,000 daily car count, increasing visibility
    (903) 266-2900
    We can help!
    Listing Contact
    Ray Ver Hey
    Real Estate License ID: 0498681
    Learn More
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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.

    More about this property
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