Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Recreational Land with No Deeded Access Title is generated by Realmo AI

    FM 2089, Overton, TX 75684

    View on Map
    Claim this Listing
    For Sale
    $127,900

    LAND - Overton, TX

    Lot size:
    31.93 Acres
    Added:
    May 20, 2026
    Days on Market:
    16
    Last Refresh:
    Jun 4 at 4:06 pm

    Property Features for FM 2089

    General Information

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

    Taxes and HOA fees

    Tax Annual Amount
    2124

    We can help!

    Listing Contact
    Melissa Bennett

    Listing agent Melissa Bennett License #0793211

    Listing office Ebby Halliday, REALTORS(R) - Tyler 2104 Grande Blvd Ste 100, Tyler, TX

    Listing date May 20, 2026

    MLS# 26007163 Listing URL

    Copyright © 2026 Greater Tyler 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

    • 31.93 acres of land.
    • Mature trees and natural beauty.
    • Opportunity for investors.
    • Potential for recreational use.
    • Long‑term potential.
    • Buyer to verify survey and restrictions.

    Overview

    This property consists of 31.93 acres of land featuring mature trees. It is offered as raw land suitable for recreational use or buyers seeking a longer-term holding. The seller notes the property has not been represented with deeded access and that buyers should verify the survey and any applicable restrictions.

    The land is located in Overton, Texas, in Smith County. According to the remarks, the tract is currently landlocked and does not have deeded access, so access details must be confirmed prior to closing. Prospective buyers should also review the survey and restrictions to understand what may affect development or use.

    For tenants, operators, or investors considering recreational activities, the wooded acreage may support low-impact outdoor uses, subject to confirmation of access and restrictions. For buyers evaluating future plans, the key due diligence items are the availability of legal access and the terms reflected in the survey and governing restrictions. Verification is required to fully understand feasibility before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Overton
    County
    Rusk
    State
    Texas
    Longitude
    -94.980997
    Latitude
    32.263657

    Nearby Similar for Sale

    • $374,900

      Storefront Restaurant Building

      Flexible store-to-restaurant layout with a fully functional kitchen and second-floor space for office or living.
      11074 W 64 (Store/Restaurant) Highway, Overton, TX 75684
      View Details
    • $685,000

      Hunting and Livestock Land

      Ag-exempt acreage with pasture, scattered timber, cross-fencing, two homes, and a barn with roll-up doors.
      2895 County Road 118, Overton, TX 75684
      View Details
    • $178,999

      Unrestricted Land with Two Ponds

      Unrestricted East Texas acreage with cleared pasture, wooded areas, and two ponds for fishing and private use.
      500 Uren Lee Road, Overton, TX 75684
      View Details
    • $249,300

      Wooded Recreation Tract with Creek

      Heavily wooded acreage with creek frontage and wildlife potential near East Texas towns.
      FM 838, Overton, TX 75684
      View Details
    • $149,900

      Fenced Hay & Pasture Land with Metal Building

      Versatile 10-acre property set up for hay production and animals, with road frontage and a metal building for added utility.
      10864 W State Highway 64, Overton, TX 75684
      View Details
    • $149,900

      Fenced Farmland with Metal Building

      10.1-acre fenced tract with extensive road frontage and a metal building, ready for hay or livestock use.
      10864 State Highway 64 W, Overton, TX 75684
      View Details
    • $154,000

      Overton Rural Acreage For Sale

      11 acres of rural land in Overton, Texas.
      23597 CR 244, Overton, TX 75684
      View Details
    • $120,000

      Wooded Recreational Land Tract

      Rectangular 10.17-acre wooded tract with electric available and private road access for homesite or recreation.
      22409 FM 838, Overton, TX 75684
      View Details
    • $118,000

      Overton, TX Wooded Land

      12.462 acres of wooded land near State Highway 135.
      State Highway 135 S, Overton, TX 75684
      View Details
    • $109,900

      Unimproved Residential Development Land

      Wooded, unimproved acreage offers a private setting for a custom home site, small development, or recreational retreat.
      24068 County Road 244, Overton, TX 75684
      View Details
    • $107,500

      Unrestricted Land Tract for Recreational Use

      Unrestricted acreage in Overton suited for a country homesite or recreational holdings.
      Maple Ave, Overton, TX 75684
      View Details
    • $35,000

      Overton, TX Acreage For Sale

      2.766 acres inside city limits with utilities access.
      513 E State Highway 323, Overton, TX 75684
      View Details

    FAQs

    What type of property is this?
    Recreation land - 31.93 acres of wooded recreational land, currently landlocked with no deeded access; buyer to confirm survey and restrictions.
    Where is this recreation land located?
    The property is located at FM 2089 Overton, TX.
    What is the asking price?
    The asking price for this property is $127,900.
    What are key features of this property?
    This property features: 31.93 acres of land.; Mature trees and natural beauty.; Opportunity for investors.
    (903) 581-4141
    We can help!
    Listing Contact
    Melissa Bennett
    Real Estate License ID: 0793211
    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
    FM 2089, Overton, TX 75684
    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!