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    Cleared Waterfront Recreational Land Title is generated by Realmo AI

    8194 Private Road 5406, Blue Ridge, TX 75424

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    Claim this Listing
    New
    For Sale
    $249,900

    LAND - Blue Ridge, TX

    Lot size:
    10.00 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for 8194 Private Road 5406

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R602900405701
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Description
    ABS A0029 BEN BLAND SURVEY, SHEET 4, TRACT 57
    Tax Annual Amount
    5200

    We can help!

    Listing Contact
    Kiara Hernandez Olivas

    Listing agent Kiara Hernandez Olivas License #0724912

    Listing office XC Realty Gunter, TX

    Listing date Jun 1, 2026

    MLS# 21286191 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

    • Two acres of cleared land ready for building or recreation.
    • Surrounded by mature trees and natural brush for privacy.
    • Includes a pond, enhancing the serene atmosphere.
    • Suitable for a dream home, weekend retreat, or recreational use.
    • Offers both privacy and open space.
    • Presents endless possibilities for development or enjoyment of nature.

    Overview

    Set on approximately 10 acres, this property features about two acres of cleared land, with the remainder surrounded by mature trees and natural brush. A pond on site adds a quiet, scenic element, making the overall setting well suited for a custom build, weekend retreat, or recreational use. The mix of open space and wooded areas provides both privacy and flexibility for how you want to enjoy the property.

    Located in the Blue Ridge area of Collin County, Texas, the parcel benefits from its natural, tucked-away feel. The property is identified as 8194 Private Road 5406 in Blue Ridge (75424), offering straightforward rural character for buyers looking for land rather than an improved building.

    For buyers, this is the kind of tract that works whether you’re planning a future home site or looking for space to get away. The cleared portion can support initial site planning, while the surrounding trees and brush help preserve a natural backdrop for outdoor recreation and long-term enjoyment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Kitchen & Bath Showroom Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Blue Ridge
    County
    Collin
    State
    Texas
    Longitude
    -96.3125718
    Latitude
    33.2749488

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    FAQs

    What type of property is this?
    Residential land & home lot - About two acres are cleared and ready for development, with a pond and mature trees supporting recreational and retreat uses.
    Where is this residential land & home lot located?
    The property is located at 8194 Private Road 5406 Blue Ridge, TX.
    What is the asking price?
    The asking price for this property is $249,900.
    What are key features of this property?
    This property features: Two acres of cleared land ready for building or recreation.; Surrounded by mature trees and natural brush for privacy.; Includes a pond, enhancing the serene atmosphere.
    (972) 741-7850
    We can help!
    Listing Contact
    Kiara Hernandez Olivas
    Real Estate License ID: 0724912
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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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