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    Agricultural Land Tract with Road Frontage Title is generated by Realmo AI

    FM 857, Grand Saline, TX 75140

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    Claim this Listing
    New
    For Sale
    $396,000

    LAND - Grand Saline, TX

    Lot size:
    35.77 Acres
    Added:
    May 30, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 3 at 10:06 pm

    Property Features for FM 857

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced, Cross Fenced
    Standard status
    Active
    Lot size
    35.77 Acres

    Taxes and HOA fees

    Tax Annual Amount
    71

    We can help!

    Listing Contact
    Carroll Bobo
    Carroll Bobo

    Listing agent Carroll Bobo License #0273469

    Listing office United Country Legacy Land Company 221 S College Ave, Tyler, TX

    Listing date May 30, 2026

    MLS# 26007285 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

    • 35.765‑acre tract in Northwest Smith County, TX on FM 857, about 0.25 miles from the Van Zandt County line
    • 344 ft of road frontage on FM 857 with dependable year‑round access right off the highway
    • About 95% improved and native pasture (Coastal Bermuda, Bahia, and native grasses) suitable for grazing cattle and hay production
    • Fenced and cross‑fenced for rotational grazing, with working corrals already in place
    • Year‑round water provided for stock by a portion of a neighboring lake; electric available at the road and community water serves the area
    • Remainder includes clustered hardwood trees for shade and wildlife cover; current agricultural exemption noted (mobile home restriction applies)

    Overview

    This offering is a 35.765-acre East Texas agricultural land tract featuring predominantly improved and native pasture. The ground is described as sandy loam with a gentle slope, with most of the acreage in Coastal Bermuda, Bahia, and native grasses. Approximately 5% of the tract includes clustered hardwood trees that offer shade for livestock and cover for wildlife. A small portion of a neighboring lake is included and provides year-round water for stock use, with mention of good pond fishing. The property is fenced with barbed wire and cross-fenced for rotational grazing, and it includes working corrals already in place for handling cattle.

    The tract has 344 feet of road frontage on FM 857 and is located about one quarter of a mile from the Van Zandt County line. Electric is available at the road and community water serves the area. The listing notes known easements and a mobile home restriction. The property carries a current agricultural exemption.

    Designed for practical farm and ranch use, the combination of pasture, fencing, working corrals, and year-round on-site water supports an operator looking to run cattle or manage grazing. It also includes enough mix of pasture and tree cover for livestock shade and wildlife cover, while maintaining dependable access directly off FM 857.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Grand Saline
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.690576
    Latitude
    32.660648

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    FAQs

    What type of property is this?
    Ranch - Fenced, cross-fenced pasture with working corrals and year-round on-site water for grazing or hay production.
    Where is this ranch located?
    The property is located at FM 857 Grand Saline, TX.
    What is the asking price?
    The asking price for this property is $396,000.
    What are key features of this property?
    This property features: 35.765‑acre tract in Northwest Smith County, TX on FM 857, about 0.25 miles from the Van Zandt County line; 344 ft of road frontage on FM 857 with dependable year‑round access right off the highway; About 95% improved and native pasture (Coastal Bermuda, Bahia, and native grasses) suitable for grazing cattle and hay production
    (903) 593-0148
    We can help!
    Listing Contact
    Carroll Bobo
    Carroll Bobo
    Real Estate License ID: 0273469
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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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