Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land with Highway Road Frontage Title is generated by Realmo AI

    Tract 1 Hwy 155, Frankston, TX 75763

    View on Map
    Claim this Listing
    For Sale
    $450,000

    LAND - Frankston, TX

    Lot size:
    27.00 Acres
    Added:
    Feb 3, 2026
    Days on Market:
    123
    Last Refresh:
    Jun 6 at 1:06 pm

    Property Features for Tract 1 Hwy 155

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    208295
    Lot size
    27.00 Acres

    We can help!

    Listing Contact
    Courtney Robertson
    Courtney Robertson

    Listing agent Courtney Robertson License #0636078

    Listing office RE/MAX Benchmark Athens, TX

    Listing date Feb 3, 2026

    MLS# 20706992 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

    • Timber investment with an established stand of pine timber that has had some thinning as part of a management plan
    • Good road frontage along SH 155
    • Part of a larger offering: 21 individual tracts ranging from 20 to 94.5 acres

    Overview

    This offering is a single tract of timberland of approximately 27 acres, currently managed for a standing pine timber investment. The stand has already received thinning as part of a timber management plan, supporting an investor-friendly buy-and-hold approach that preserves value while keeping the door open to future harvest income.

    The property features strong road frontage along SH 155, with the location providing close proximity to Frankston, Tyler, and Lake Palestine. It is also part of a larger parcel being offered as 21 individual tracts, with tract sizes ranging from 20 to 94.5 acres, giving buyers flexibility depending on their intended scale.

    For investors, the property is well suited for a timber-focused strategy now, with the practical option to reassess and develop for commercial use as opportunities arise. Buyers who prefer to structure their acquisition around multiple tract sizes may also find the broader 21-tract offering useful for building a diversified land position.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Frankston
    County
    Anderson
    State
    Texas
    Longitude
    -95.49151877
    Latitude
    32.10552649

    Nearby Similar for Sale

    • $490,000

      Fully Leased Retail Storage Building

      Stable, single-tenant investment with strong highway visibility and covered customer and loading areas.
      7823 State Highway 155, Frankston, TX 75763
      View Details
    • $350,000

      Two-Building Metal Flex Warehouse

      Two-building metal flex facility with clear-span space, highway frontage, and utilities for welding and compressors.
      1585 N Frankston Highway, Frankston, TX 75763
      View Details
    • $135,000

      Aviation Community Runway Lot

      For-sale aviation property featuring a maintained grass runway and shared lakefront amenities for pilots and guests.
      Loop Dr, Frankston, TX 75763
      View Details
    • $490,000
      11,617 SF

      Frankston Investment Property on Highway

      Leased commercial building on Highway 155 near Tyler, TX.
      7823 ST HWY 155, Frankston, TX 75763
      View Details
    • $399,000

      Waterfront Buildable Lot

      Build on bulk-headed Lake Palestine shoreline in a quiet restricted subdivision with utilities at the road and private boat ramp.
      22451 Cherry Lane, Frankston, TX 75763
      View Details
    • $995,000

      Private Waterfront Land Parcel

      Wooded acreage on Lake Palestine with a spring-fed creek and waterfront views for a private home site or recreation getaway.
      FM-3506, Frankston, TX 75763
      View Details
    • $918,979

      Timberland Tract with Homesite Potential

      Densely wooded timberland with frontage along CR 4221, offering rolling terrain suited for development near Lake Palestine and Tyler.
      Tract 8 County Road 4221, Frankston, TX 75763
      View Details
    • $1,545,500

      Recreation Land with Spring-Fed Lake

      Wooded acreage with a spring-fed lake, hilltop sites, and direct access for fishing, hunting, and outdoor recreation.
      An County Road 314, Frankston, TX 75763
      View Details
    • $722,750

      Recreational Land with Open Pasture

      Cleared pad site, mixed timber, open pasture, and a spring-fed lake create a flexible setting for homesteads and outdoor recreation.
      County Road 305, Frankston, TX 75763
      View Details
    • $600,000

      Timber Investment Tract

      Country retreat land used for timber production with county road access and investment potential near Lake Palestine.
      Tract 21 County Road 4224, Frankston, TX 75763
      View Details
    • $939,236

      Wooded Land Tract with Development Potential

      Large wooded tract with frontage along two county roads, suited for homesite development and long-term value strategies.
      Tract 7 County Road 4221, Frankston, TX 75763
      View Details
    • $275,000

      Waterfront Lot with Boathouse

      Cobb's Inlet waterfront property with extensive shoreline, a new boathouse, and utilities in place for lake living.
      11524 Drakes Landing, Frankston, TX 75763
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Pine timber tract with managed thinning and strong road frontage, offering buy-and-hold value and future commercial potential.
    Where is this agricultural land / farmland located?
    The property is located at Tract 1 Hwy 155 Frankston, TX.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Timber investment with an established stand of pine timber that has had some thinning as part of a management plan; Good road frontage along SH 155; Part of a larger offering: 21 individual tracts ranging from 20 to 94.5 acres
    (903) 677-3819
    We can help!
    Listing Contact
    Courtney Robertson
    Courtney Robertson
    Real Estate License ID: 0636078
    Learn More
    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
    Tract 1 Hwy 155, Frankston, TX 75763
    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!