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    Recreation and Ranch Land Tract Title is generated by Realmo AI

    TDB County Road 3502, Sulphur Springs, TX 75482

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    Claim this Listing
    For Sale
    $490,542

    LAND - Other - Sulphur Springs, TX

    Lot size:
    68.85 Acres
    Added:
    Mar 23, 2026
    Days on Market:
    76
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for TDB County Road 3502

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Brush
    Standard status
    Active
    APN
    R000029793
    Lot size
    68.85 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 68.848 TRACT: 52-12 ABST: 585 SURVEY:
    Tax Annual Amount
    132

    Utilities

    Water front features
    Creek

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tom Hendricks

    Listing agent Tom Hendricks License #0721107

    Listing office Janet Martin Realty Sulphur Springs, TX

    Listing date Mar 23, 2026

    MLS# 20869466 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

    • Property bordered on the south by Rock Creek, with creek waterfront features listed as “Creek.”
    • Located near the end of a county‑maintained road for added seclusion.
    • Fertile bottom land along Rock Creek plus wooded tracts to the east and south for grazing and hunting use.
    • Hilltop building spot that rolls into bottom land along Rock Creek.
    • Duck sloughs in wetter months and existing trails cut around the property for access to different points.
    • All‑steel working pens near the road and several older barns; property is noted to be FEMA floodplain, currently ag exempt, and has no known restrictions.

    Overview

    This 68+ acre recreational and agricultural land tract offers a secluded country setting with a mix of wooded areas, fertile bottom land, and open ground. The property is bordered on the south side by Rock Creek, creating a natural privacy barrier. Several duck sloughs are present during wetter months, supporting additional hunting and surface water activity. Older barns from a prior dairy operation remain on site, and some could potentially be refurbished. Access around the property is supported by trails that have been cut to reach different points, and the owners are currently removing smaller scrub trees while leaving scattered hardwoods for additional wildlife habitat and grazing. A hilltop building spot is available at the front, with the land rolling down into the creek bottom.

    The tract sits near the end of a county-maintained road, enhancing privacy. The owners note that the property includes FEMA floodplain and is currently ag exempt with no known restrictions.

    Well suited for buyers looking to create a private hunting and recreation base, expand grazing and livestock operations, or develop a weekend getaway or permanent residence around the hilltop building location. The existing all-steel working pens near the road provide a practical starting point for animals, while the creek, woods, and wildlife habitat support ongoing outdoor use.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.567
    Latitude
    33.1779

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    FAQs

    What type of property is this?
    Ranch - Secluded 68+ acre property with Rock Creek frontage, wooded areas, and existing working pens for hunting and livestock use.
    Where is this ranch located?
    The property is located at TDB County Road 3502 Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $490,542.
    What are key features of this property?
    This property features: Property bordered on the south by Rock Creek, with creek waterfront features listed as “Creek.”; Located near the end of a county‑maintained road for added seclusion.; Fertile bottom land along Rock Creek plus wooded tracts to the east and south for grazing and hunting use.
    (903) 885-1234
    We can help!
    Listing Contact
    Tom Hendricks
    Real Estate License ID: 0721107
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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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