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    Divisible Recreational Acreage Tract Title is generated by Realmo AI

    River Road, Gholson, TX 76705

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    Claim this Listing
    For Sale
    $450,000

    LAND - Gholson, TX

    Lot size:
    15.00 Acres
    Added:
    May 16, 2026
    Days on Market:
    21
    Last Refresh:
    Jun 5 at 4:06 pm

    Property Features for River Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    240283000001006
    Lot size
    15.00 Acres

    Taxes and HOA fees

    Tax Description
    DEES NALCISSO ACRES 36.28
    Tax Annual Amount
    53

    We can help!

    Listing Contact
    Allison Sulak

    Listing agent Allison Sulak License #0642923

    Listing office Coldwell Banker Apex, REALTORS Waco, TX

    Listing date May 16, 2026

    MLS# 21270432 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

    • 15‑acre tract with open space and room to build a home or use as recreational land
    • Can be divided into three separate 5‑acre tracts
    • Located near the river area with scenic views and outdoor recreation nearby
    • No direct river access reported

    Overview

    A rare 15-acre land tract offering a balance of open space and natural surroundings, ideal for buyers seeking room to build and breathe. The property is described as being near the river for convenient access to scenic views and outdoor recreation, while noting it does not have direct river access. With plenty of space to roam, it can support plans for a private homesite, a weekend getaway, or a longer-term investment approach.

    Located in Gholson, Texas (McLennan County), the land is positioned for buyers who want a more private setting without giving up everyday convenience. The seller highlights that the property is just minutes away from the area’s outdoor recreation and river-adjacent scenery, even though the tract itself does not provide direct access to the water.

    This acreage offers flexibility for a range of buyers and investment strategies. Its ability to be divided into three separate 5-acre tracts may appeal to those looking to create multiple build sites, sell parcels, or develop an ownership plan in phases. If you’re searching for recreational land or acreage with future potential, the combination of open space, mature natural character, and divisibility makes this tract a strong option to consider.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Gholson
    County
    McLennan
    State
    Texas
    Longitude
    -97.25077805
    Latitude
    31.69980743

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    FAQs

    What type of property is this?
    Recreation land - A versatile 15-acre tract near the river with open space and the option to be divided into three 5-acre parcels.
    Where is this recreation land located?
    The property is located at River Road Gholson, 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: 15‑acre tract with open space and room to build a home or use as recreational land; Can be divided into three separate 5‑acre tracts; Located near the river area with scenic views and outdoor recreation nearby
    (254) 776-0000
    We can help!
    Listing Contact
    Allison Sulak
    Real Estate License ID: 0642923
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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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