Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    5+ Acre Country Living Land Title is generated by Realmo AI

    TBD PRIVATE ROAD 1109 lot #3, Diana, TX 75640

    View on Map
    Claim this Listing
    For Sale
    $69,900

    LAND - Diana, TX

    Lot size:
    5.04 Acres
    Added:
    Feb 13, 2026
    Days on Market:
    100
    Last Refresh:
    May 24 at 3:06 am

    Property Features for TBD PRIVATE ROAD 1109 lot #3

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    5.04 Acres

    We can help!

    Listing Contact
    Bree Shimpock

    Listing agent Bree Shimpock License #0692183

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

    Listing date Feb 13, 2026

    MLS# 20261033 Listing URL

    Copyright © 2026 Longview Area 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.

    HighLights

    • 5+ acre tract offers ample space for custom home, shop, and outdoor living.
    • Located in the desirable Blackmon Place Subdivision.
    • Situated in the highly sought‑after New Diana School District.
    • Conveniently located just 15 minutes from Longview.
    • Restricted property with HOA and deed restrictions to protect investment.
    • Survey available.

    Overview

    Discover the potential of this 5+ acre tract in the Blackmon Place Subdivision, offering a serene setting for building a custom home. Located in the New Diana School District and approximately 15 minutes from Longview, this property balances rural living with convenient access to amenities. The land is subject to HOA restrictions, with deed restrictions in place to protect property values, prohibiting mobile, manufactured, or temporary homes. A survey is available, and buyers are encouraged to verify all utilities. The acreage provides ample space for a custom home, shop, outdoor living areas, and recreational use. This property offers the opportunity to create a homestead in a quiet, scenic location.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Diana
    County
    Upshur
    State
    Texas
    Longitude
    -94.6696
    Latitude
    32.6998

    Nearby Similar for Sale

    • $680,000
      2,368 SF

      Farmstead on 21+ Acres

      21+ acre farm with spacious home in New Diana ISD.
      3460 Hawk Road, Diana, TX 75640
      View Details
    • $42,000

      Acreage Homesite in New Diana

      1.026-acre lot in Diana, TX, New Diana ISD.
      2685 Hawk Rd, Diana, TX 75640
      View Details
    • $42,000

      Land in New Diana ISD

      1.026-acre lot in Diana, Texas, near Longview.
      2685 Hawk Road, Diana, TX 75640
      View Details
    • $149,900

      Land For Sale in Diana

      Unimproved land with high visibility and major traffic.
      1868 S US 259, Diana, TX 75640
      View Details
    • $220,000

      East Texas Acreage Homesites

      22+ acre East Texas tract with residential and recreational potential.
      2120 McCoy Road, Diana, TX 75640
      View Details
    • $107,442

      Upshur County Land For Sale

      5.969 acres of pastureland in Upshur County, Texas.
      Zinnia RD, Out of Area, TX 75640
      View Details
    • $60,000

      Residential Land in Diana, TX

      Almost 1.5 acres to build your dream home.
      6 Jacklyn Lane, Diana, TX 75640
      View Details
    • $474,750

      Recreational Land with Hunting Potential

      105.5-acre property ideal for recreation, hunting, or investment.
      Tbd HWY 259, Diana, TX 75640
      View Details
    • $130,500

      9-Acre Tract in Diana, TX

      Private 9-acre tract in Harleton ISD with easy access.
      694 Francis Ln, Diana, TX 75640
      View Details
    • $149,900

      Commercial Land in Diana, TX

      High-visibility commercial land on the main strip in Diana.
      1868 S US 259, Diana, TX 75640
      View Details
    • $42,000

      Residential Land in Diana, Texas

      1.026-acre lot in New Diana ISD, 15 minutes from Longview.
      2685 Hawk Rd, Diana, TX 75640
      View Details
    • $38,500

      One-Acre Wooded Lot in Diana

      One-acre wooded lot in Diana, TX, for sale.
      TBD ZINNIA RD, Diana, TX 75640
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Prime East Texas land to build your dream home.
    Where is this residential land & home lot located?
    The property is located at TBD PRIVATE ROAD 1109 lot #3 Diana, TX.
    What is the asking price?
    The asking price for this property is $69,900.
    What are key features of this property?
    This property features: 5+ acre tract offers ample space for custom home, shop, and outdoor living.; Located in the desirable Blackmon Place Subdivision.; Situated in the highly sought‑after New Diana School District.
    (903) 563-2667
    We can help!
    Listing Contact
    Bree Shimpock
    Real Estate License ID: 0692183
    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
    TBD PRIVATE ROAD 1109 lot: #3, Diana, TX 75640
    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!