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

    8193 FM 2285 Sulphur Springs, TX 75482

    View on Map
    Claim this Listing
    For Sale
    $1,344,000

    Rural Acreage - Sulphur Springs, TX

    Lot size:
    112.08 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    25
    Last Refresh:
    May 4 at 9:06 pm

    Property Features for 8193 FM 2285

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Metal Outbuilding(s), Fencing
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    112.08 Acres

    Taxes and HOA fees

    Tax Annual Amount
    14000

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Nacole Eaton

    Listing agent Nacole Eaton License #0720647

    Listing office Texas Real Estate Executives-Gilmer 117 Simpson, GILMER, TX

    Listing date Apr 10, 2026

    MLS# 26005143 Listing URL

    Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Sulphur Springs Ranch Land

    This 112.08-acre property in Sulphur Springs is suited for ranching, grazing, homesteading, or development. The land is fully fenced and cross-fenced, featuring lush pasture grasses for livestock. Two ponds provide ample water. A metal pole barn offers covered shelter for cattle, equipment, or feed, with space for additional structures. Located minutes from downtown Sulphur Springs, the property offers access to schools, shops, and I-30. This property is suited for establishing a working ranch, creating a family estate, or holding an investment in Texas land.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.567
    Latitude
    33.1779

    Nearby Similar for Sale

    • $995,000

      Sulphur Springs Commercial Office Building

      Two-story office building with income potential in Sulphur Springs.
      1610 Posey Lane, Sulphur Springs, TX 75482
      View Details
    • $925,000

      Sulphur Springs Mixed-Use Retail Opportunity

      Legacy mixed-use property in downtown Sulphur Springs, a destination city.
      124 Main Street, Sulphur Springs, TX 75482
      View Details
    • $400,000

      Sulphur Springs Commercial Property

      Commercial building with offices, showroom, parking, and expansion potential.
      220 Linda Drive, Sulphur Springs, TX 75482
      View Details
    • $250,000

      Sulphur Springs Commercial Redevelopment Opportunity

      High-visibility property with redevelopment potential in a growing commercial corridor.
      592 S League, Sulphur Springs, TX 75482
      View Details
    • $284,900

      Commercial Building in Sulphur Springs

      Fully leased commercial building near Interstate Highway 30.
      440 S Hillcrest Drive, Sulphur Springs, TX 75482
      View Details
    • $239,900

      Sulphur Springs Mechanic Shop Opportunity

      Established mechanic shop available in Sulphur Springs, Texas.
      1331 Sharon Lane, Sulphur Springs, TX 75482
      View Details
    • $345,000

      Sulphur Springs Versatile Commercial Property

      2-acre property with a 3,150 sq ft insulated metal building.
      127 Crump Lane, Sulphur Springs, TX 75482
      View Details
    • $160,000

      Main Street Commercial Office Building

      Commercial office building on Main Street, currently leased by automotive.
      620 Main Street, Sulphur Springs, TX 75482
      View Details
    • $575,000

      Sulphur Springs 8-Unit Apartment Complex

      Income-producing 8-unit apartment complex in Sulphur Springs, Texas.
      214 Locust Street S, Sulphur Springs, TX 75482
      View Details
    • $375,000

      Mixed-Use Investment Opportunity

      Versatile property with shop, apartments, and storage units.
      617 N 7th Street, Sulphur Springs, TX 75482
      View Details
    • $1,848,000
      4,974 SF

      Luxury Estate with Resort-Style Retreat

      Private 20-acre estate featuring a custom-built home and resort-style backyard.
      2560 County Road 4708, Sulphur Springs, TX 75482
      View Details
    • $585,000

      39 Acre Ranch Near Cooper Lake

      39-acre ranch property near Cooper Lake, Sulphur Springs, TX.
      Tbd 2 County Road 4581, Sulphur Springs, TX 75482
      View Details

    FAQs

    What type of property is this?
    Ranch - 112.08 acres of prime ranch land in Sulphur Springs, TX.
    Where is this ranch located?
    The property is located at 8193 FM 2285 Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $1,344,000.
    What are key features of this property?
    This property features: 112 Acres of Prime Ranch Land: Substantial space for ranching, homesteading, or development.; Fully Fenced & Cross‑Fenced: Ensures security and efficient livestock management.; Two Ponds: Provides ample water supply for cattle and other livestock.
    (903) 680-4663
    We can help!
    Listing Contact
    Nacole Eaton
    Real Estate License ID: 0720647
    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
    8193 FM 2285, Sulphur Springs, TX 75482
    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!