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    Recreational Farmland Tract Title is generated by Realmo AI

    FM 2071, Gainesville, TX 76240

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    Claim this Listing
    For Sale
    $741,000

    LAND - Gainesville, TX

    Lot size:
    38.00 Acres
    Added:
    Aug 4, 2025
    Days on Market:
    303
    Last Refresh:
    Jun 2 at 11:06 pm

    Property Features for FM 2071

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    38.00 Acres

    We can help!

    Listing Contact
    TANDA STRINGFELLOW

    Listing agent TANDA STRINGFELLOW License #0464163

    Listing office Tanda Stringfellow Broker Lindsay, TX

    Listing date Aug 4, 2025

    MLS# 21014293 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

    • 38‑acre tract carved from a larger 55‑acre parcel; option to purchase 38 to 55 acres
    • Property backs up to Lake Ray Roberts Corps of Engineers land
    • Minutes to Lake Ray Roberts and a short drive to outdoor recreation
    • Located minutes from the Texas–Oklahoma border and about an hour north of Dallas–Fort Worth

    Overview

    This listing offers a 38-acre farmland tract carved out of a larger 55-acre parcel, with the option to purchase either 38 or up to 55 acres. The property is positioned for a mix of uses, including room for farming or livestock as well as options for a custom home or a weekend retreat. Backing up to Lake Ray Roberts Corp of Engineers land, it provides a natural setting with abundant wildlife and direct adjacency to conservation-type acreage.

    The tract is described as minutes from Lake Ray Roberts and minutes to the Texas–Oklahoma border, placing it about an hour north of the Dallas–Fort Worth area. It’s marketed as a quiet, country property with wide-open spaces and outdoor recreation access through Lake Ray Roberts being a short drive away.

    For buyers seeking rural acreage with flexibility, the 38-to-55-acre range supports everything from establishing a homestead-style site to holding ground as a long-term investment. The natural backdrop from adjoining Corps of Engineers land can also appeal to operators or individuals looking for a property that supports outdoor recreation, wildlife viewing, and lifestyle-driven use while maintaining agricultural potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Gainesville
    County
    Cooke
    State
    Texas
    Longitude
    -97.131003
    Latitude
    33.605155

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - A flexible acreage tract offering country living and land investment potential near Lake Ray Roberts.
    Where is this agricultural land / farmland located?
    The property is located at FM 2071 Gainesville, TX.
    What is the asking price?
    The asking price for this property is $741,000.
    What are key features of this property?
    This property features: 38‑acre tract carved from a larger 55‑acre parcel; option to purchase 38 to 55 acres; Property backs up to Lake Ray Roberts Corps of Engineers land; Minutes to Lake Ray Roberts and a short drive to outdoor recreation
    (940) 902-3596
    We can help!
    Listing Contact
    TANDA STRINGFELLOW
    Real Estate License ID: 0464163
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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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