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    Lake Cypress Springs Shoreline Lot Title is generated by Realmo AI

    Eagles Nest Drive lot 13, Mount Vernon, TX 75457

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    Claim this Listing
    For Sale
    $850,000

    LAND - Mount Vernon, TX

    Lot size:
    1.10 Acres
    Added:
    Jan 9, 2026
    Days on Market:
    148
    Last Refresh:
    Jun 6 at 7:06 pm

    Property Features for Eagles Nest Drive lot 13

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    23334
    Lot size
    1.10 Acres

    Taxes and HOA fees

    Tax Description
    AB 335 W MCNEESE LT 13 EAGLES NEST LEASEHOLD
    Tax Annual Amount
    2645

    Utilities

    Water front features
    Waterfront, Lake Front
    Water front
    1

    We can help!

    Listing Contact
    Ralph Robertson
    Ralph Robertson

    Listing agent Ralph Robertson License #0432160

    Listing office Century 21 Butler Real Estate Mt. Vernon, TX

    Listing date Jan 9, 2026

    MLS# 20245161 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

    • 1.099 Acre lot with 428.4' of Lake Cypress Springs shoreline
    • Gated subdivision with security fence, stone pillars, and powder‑coated steel fencing
    • Located in the Eagle's Nest subdivision, a 13‑lot wooded enclave on Lake Cypress Springs
    • Deep water access for waterfront activities
    • Underground utilities including co‑op water, electricity, and fiber‑optic internet (coming soon)
    • Individually staked and marked lot with signage indicating lot number, site area, and shoreline

    Overview

    Lot 13 is a 1.099-acre property situated at the northeast corner of the Eagle's Nest subdivision, featuring 428.4 feet of shoreline and its own privacy gate. Located at the southern tip of the Lake Cypress Springs emergency spillway, this lot is part of a new, gated, wooded subdivision comprising 13 lots. The property is approximately 0.6 mile from a public road and is secured by a perimeter fence with stone pillars and powder-coated, galvanized steel fencing. The subdivision emphasizes privacy and security, offering large lots with deep water access. Underground utilities are in place, including co-op water and electricity. High-speed, fiber-optic Internet service is upcoming. Each lot is marked with steel T-posts and a sign indicating the lot number, site area, and shoreline. Eagle's Nest is located in Mount Vernon, TX.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Mount Vernon
    County
    Franklin
    State
    Texas
    Longitude
    -95.2185
    Latitude
    33.2157

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    FAQs

    What type of property is this?
    Residential land & home lot - Gated 1.099-acre lot with shoreline on Lake Cypress Springs.
    Where is this residential land & home lot located?
    The property is located at Eagles Nest Drive lot 13 Mount Vernon, TX.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 1.099 Acre lot with **428.4' of Lake Cypress Springs shoreline**; Gated subdivision with security fence, stone pillars, and powder‑coated steel fencing; Located in the Eagle's Nest subdivision, a 13‑lot wooded enclave on Lake Cypress Springs
    (903) 588-2696
    We can help!
    Listing Contact
    Ralph Robertson
    Ralph Robertson
    Real Estate License ID: 0432160
    Learn More
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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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