Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Decatur, TX Unimproved Land Title is generated by Realmo AI

    10.15 AC CR 3170_Tract Two, Decatur, TX 76234

    View on Map
    Claim this Listing
    For Sale
    $395,000

    LAND - Decatur, TX

    Lot size:
    10.15 Acres
    Added:
    May 26, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 3 at 10:06 am

    Property Features for 10.15 AC CR 3170_Tract Two

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    201115291
    Lot size
    10.15 Acres

    Taxes and HOA fees

    Tax Description
    A-454 SAMUEL ISAACS_TRACT 2_10.15 AC

    We can help!

    Listing Contact
    Jay Davidson

    Listing agent Jay Davidson License #0713517

    Listing office Parker Properties Real Estate Decatur, TX

    Listing date May 26, 2026

    MLS# 21196124 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

    • Prime 10.15 acre acreage ready for development near Decatur.
    • County requirements for development with 2‑acre spacings already completed.
    • Includes access to a drilled water well to the Trinity Sand with completed county‑required tests.
    • Partially cleared of brush, facilitating immediate development.
    • Multiple development configurations possible due to extensive prior work.
    • Additional tracts (1, 3, and 4) available for purchase.

    Overview

    This is a 10.15-acre tract of land, identified as Tract Two, located south of Decatur, Texas. The property is part of a larger 46.494-acre tract. The owner has completed county requirements to develop the property with 2-acre spacings. Two water wells have been drilled to the Trinity Sand, and all associated tests required by the county have been completed. The wells are located on Tracts #1 and #2. Much of the property, which features many trees, has been cleared of large amounts of brush. Other tracts are also available: Tract #1 - 11.61 acres, Tract #3 - 10.15 acres and Tract #4 - 14.58 acres. The property is suitable for development due to the work that has already been completed.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Decatur
    County
    Wise
    State
    Texas
    Longitude
    -97.6328627
    Latitude
    33.1901159

    Nearby Similar for Sale

    • $399,000

      Decatur, TX Office on FM 51

      Home with business potential on 1.49 acres near Decatur.
      4170 S Fm 51, Decatur, TX 76234
      View Details
    • $979,900

      Former Church Day Care Facility

      Day care tenant-ready in a C2 commercial zone, offering a substantial site for continued growth on a visible FM corridor.
      3483 S Fm 51, Decatur, TX 76234
      View Details
    • $1,323,000

      New Medical Building Under Construction

      Shell-ready medical facility in a high-growth Decatur area with nearby healthcare and municipal investments.
      1801 S Trinity Street, Decatur, TX 76234
      View Details
    • $2,500,000

      Commercial Development Land Opportunity

      Zoned C-2 commercial land with multifamily potential and strong corridor visibility for flexible future development.
      1300 S Trenchard Street, Decatur, TX 76234
      View Details
    • $577,900

      Commercial Land Tract with City Utilities

      Zoned C2 commercial tract near hospitality and apartments, with city utilities for a wide range of future development.
      W Highway 380, Decatur, TX 76234
      View Details
    • $1,500,000
      5,168 SF

      Decatur Equestrian Property with Barn

      Equestrian property on 13 acres with extensive horse facilities.
      127 County Rd 3051, Decatur, TX 76234
      View Details
    • $3,200,000

      Multifamily Development Land Opportunity

      A development-ready tract positioned at a key northeast corner with strong adjacent and nearby housing demand.
      1202 W Thompson Street, Decatur, TX 76234
      View Details
    • $900,000

      Zoned QSR Pad Site

      Developable pad site with QSR or drive-thru zoning, positioned for retail and service uses.
      104 S HWY 287, Decatur, TX 76234
      View Details
    • $355,000

      C-2 Zoned Commercial Land

      A C-2 neighborhood business parcel just off Highway 287 with high visibility and easy access for a range of developments.
      1210 W Old Chico Road, Decatur, TX 76234
      View Details
    • $539,000

      Single-Family Residence with Corner Lot

      C1-zoned corner home near historic downtown, offering flexible options for long-term or short-term rentals and future commercial conversion.
      510 W Walnut Street, Decatur, TX 76234
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 10.15 acres of land ready for development near Decatur.
    Where is this residential land & home lot located?
    The property is located at 10.15 AC CR 3170_Tract Two Decatur, TX.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Prime 10.15 acre acreage ready for development near Decatur.; County requirements for development with 2‑acre spacings already completed.; Includes access to a drilled water well to the Trinity Sand with completed county‑required tests.
    (940) 627-9040
    We can help!
    Listing Contact
    Jay Davidson
    Real Estate License ID: 0713517
    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
    10.15 AC CR 3170_Tract Two, Decatur, TX 76234
    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!