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    Wooded Country Estate Land Title is generated by Realmo AI

    FM 2494, Athens, TX 75751

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    Claim this Listing
    For Sale
    $571,175

    LAND - Athens, TX

    Lot size:
    45.69 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    80
    Last Refresh:
    Jun 3 at 9:06 pm

    Property Features for FM 2494

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    0782.0440.0000.00
    Lot size
    45.69 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Nick Grant

    Listing agent Nick Grant License #0687908

    Listing office Steve Grant Realty LLC Athens, TX

    Listing date Mar 16, 2026

    MLS# 20917883 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

    • 45.694‑acre property just outside the City of Athens in the Hills of Athens
    • Gated and restricted community with wooded, rolling terrain and mature hardwoods
    • Utilities: electricity available at the road
    • Water source: well required (water well would need to be installed)
    • Sewer: septic tank required (septic tank would need to be installed)
    • Includes live springs and is described as having abundant wildlife

    Overview

    Discover a naturally scenic East Texas property offering 45.694 acres of wooded, rolling terrain in a gated and restricted community. The land is lined with mature hardwoods, including oaks and hickories, creating a private backdrop for a custom home, country retreat, or outdoor recreation. Natural features include live springs, adding to the landscape’s appeal and tranquility. Electricity is available at the road, while septic and a water well would need to be installed.

    Set just outside the City of Athens in Henderson County, the property is positioned for buyers who want room to spread out while remaining within reach of everyday amenities. The setting balances countryside serenity with proximity to shopping, dining, and entertainment, and the seller notes that additional adjoining acreage is available for those planning a larger estate.

    This type of site typically fits buyers looking to build at their own pace in a natural, wildlife-friendly environment. With utilities at the road but on-site water and wastewater infrastructure still required, it’s well suited for owners who want to design their future residence or weekend retreat around the character of the land. Recreational-minded buyers may also value the wooded cover and live springs for activities throughout the year.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Athens
    County
    Henderson
    State
    Texas
    Longitude
    -95.8775483
    Latitude
    32.1876314

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    FAQs

    What type of property is this?
    Residential land & home lot - Recreational and home-site acreage in a restricted, gated setting with mature hardwoods, springs, and utilities available at the road.
    Where is this residential land & home lot located?
    The property is located at FM 2494 Athens, TX.
    What is the asking price?
    The asking price for this property is $571,175.
    What are key features of this property?
    This property features: 45.694‑acre property just outside the City of Athens in the Hills of Athens; Gated and restricted community with wooded, rolling terrain and mature hardwoods; Utilities: electricity available at the road
    (903) 675-3503
    We can help!
    Listing Contact
    Nick Grant
    Real Estate License ID: 0687908
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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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