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    Ag-Exempt Ranch Land with Pond Title is generated by Realmo AI

    VZCR 1256, Eustace, TX 75124

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    Claim this Listing
    For Sale
    $1,999,999

    LAND - Other - Eustace, TX

    Lot size:
    141.87 Acres
    Added:
    Mar 30, 2026
    Days on Market:
    66
    Last Refresh:
    Jun 3 at 9:06 pm

    Property Features for VZCR 1256

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Fencing
    Gate, Perimeter, Fenced
    Standard status
    Active
    APN
    052.0819.0001.0000.0000
    Lot size
    141.87 Acres

    Utilities

    Water source
    Well

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Courtney Dickens Johnson

    Listing agent Courtney Dickens Johnson License #0607334

    Listing office TX Lake & Land Real Estate Gun Barrel City, TX

    Listing date Mar 30, 2026

    MLS# 21148434 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

    • 141+ acre ag‑exempt property in Van Zandt County near Canton, Mabank, and Athens
    • Over 1,100 feet of blacktop road frontage with rolling terrain and multiple scenic building sites
    • High fenced perimeter with predator wire and gated access for livestock and wildlife management
    • Deep private well with multiple water drops throughout the property for livestock and future home sites
    • Large established pond for wildlife attraction and duck hunting

    Overview

    This expansive ag-exempt ranch tract is offered as a high-point, high-privacy land opportunity within Van Zandt County, featuring rolling terrain and sweeping views. The property includes a high fenced perimeter with predator wire, supporting livestock, wildlife management, or a private residential compound concept. Water is supported by a deep private well with multiple water drops distributed across the land, and a large, established pond adds both utility and recreational value.

    The ranch sits minutes from Canton, Mabank, and Athens and benefits from more than 1,100 feet of prime blacktop road frontage. Multiple prime building sites are created by the rolling topography, each with scenic vantage points and development flexibility. The tract was formerly part of an exotic wildlife park and has been thoughtfully improved for recreation, investment, or retreat use.

    With its combination of elevation, perimeter fencing, reliable on-site water access, and pond, this property is well-suited for an operator or owner looking to manage livestock or wildlife, develop a private ranch home site, or explore longer-term investment options. The existing ag exemption and infrastructure improvements support both immediate recreational use and future planning.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Eustace
    County
    Henderson
    State
    Texas
    Longitude
    -96.0006
    Latitude
    32.3106

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Elevated, ag-exempt acreage with blacktop frontage, pond, and perimeter fencing designed for livestock and recreational use.
    Where is this agricultural land / farmland located?
    The property is located at VZCR 1256 Eustace, TX.
    What is the asking price?
    The asking price for this property is $1,999,999.
    What are key features of this property?
    This property features: 141+ acre ag‑exempt property in Van Zandt County near Canton, Mabank, and Athens; Over 1,100 feet of blacktop road frontage with rolling terrain and multiple scenic building sites; High fenced perimeter with predator wire and gated access for livestock and wildlife management
    (214) 532-8327
    We can help!
    Listing Contact
    Courtney Dickens Johnson
    Real Estate License ID: 0607334
    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.

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