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    Commercial Land for Retail Development Title is generated by Realmo AI

    NE Loop 286 Avenue, Paris, TX 75460

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    Claim this Listing
    For Sale
    $995,000

    LAND - Paris, TX

    Lot size:
    3.53 Acres
    Added:
    Apr 8, 2026
    Days on Market:
    57
    Last Refresh:
    Jun 3 at 3:06 pm

    Property Features for NE Loop 286 Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    18733
    Lot size
    3.53 Acres

    Taxes and HOA fees

    Tax Description
    See survey in associated documents.
    Tax Annual Amount
    84189

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Vic Ressler

    Listing agent Vic Ressler License #0218751

    Listing office Century 21 Executive Realty Paris, TX

    Listing date Apr 8, 2026

    MLS# 21230520

    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

    • Commercial property on Loop access rd between Lamar Ave and Pine Mill Rd
    • Frontage on Pine Mill and 35th NE
    • Public water and public sewer available
    • South boundary sits 10 ft from a church concrete parking lot
    • Portion at the S end is currently zoned single family; rezoning is possible (to be verified)
    • TXDOT plans (Aug 2022) to remove an east‑side retainer wall and grade to the access road; verify for impact

    Overview

    Prime commercial land offering development flexibility for a future commercial or retail strip center. The site includes approximately 3.5 acres and benefits from frontage on Pine Mill and 35th NE, with a south boundary positioned about 10 feet from a church concrete parking lot. A portion of the property toward the south end is currently zoned for single-family use, though there is a high probability of rezoning to support commercial development.

    The property provides access from a Loop 286 access road between Lamar Ave and Pine Mill Rd. There are also active planning developments that may further improve the site’s usability: as of August 2022, TXDOT revealed plans to remove a retainer wall on the property’s east side and grade to the access road, which should enhance visibility and access, subject to verification with TXDOT.

    For buyers and developers, the combination of multi-road frontage and the stated likelihood of rezoning makes this a strong candidate for a commercial or retail redevelopment concept. The planned right-of-way and grade work could help strengthen drive-by visibility and access, while buyers should confirm all conditions and the specific rezoning feasibility with the appropriate local authorities and TXDOT.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Paris
    County
    Lamar
    State
    Texas
    Longitude
    -95.5113844
    Latitude
    33.6643792

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    FAQs

    What type of property is this?
    Commercial land - A high-visibility corner site with frontage on two roads and strip-center potential for future commercial use.
    Where is this commercial land located?
    The property is located at NE Loop 286 Avenue Paris, TX.
    What is the asking price?
    The asking price for this property is $995,000.
    What are key features of this property?
    This property features: Commercial property on Loop access rd between Lamar Ave and Pine Mill Rd; Frontage on Pine Mill and 35th NE; Public water and public sewer available
    (903) 785-6427
    We can help!
    Listing Contact
    Vic Ressler
    Real Estate License ID: 0218751
    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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