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    Paved Road Ranch Acreage Title is generated by Realmo AI

    TBD 2 County Road 4581, Sulphur Springs, TX 75482

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    For Sale
    $585,000

    LAND - Sulphur Springs, TX

    Lot size:
    39.00 Acres
    Added:
    Mar 7, 2026
    Days on Market:
    88
    Last Refresh:
    Jun 3 at 6:06 pm

    Property Features for TBD 2 County Road 4581

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R000013615
    Lot size
    39.00 Acres

    Taxes and HOA fees

    Tax Description
    ACRES: 80.000 ABS: 338 TR: 4-22 SUR: GRAGG WI
    Tax Annual Amount
    76

    We can help!

    Listing Contact
    Sara Jerome
    Sara Jerome

    Listing agent Sara Jerome License #0630971

    Listing office Vincent Realty Group Tom Bean, TX

    Listing date Mar 7, 2026

    MLS# 21201440 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

    • 39‑acre ranch on a paved road with easy access, located north of CR 4581 (tract to the north of 4581 CR 4581).
    • Water lines installed in April 2023 via North Hopkins Water; two water meters available for the tract (buyer expense for meters).
    • Fenced for cattle and includes large old trees along the back side.
    • Plenty of locations for ponds (listed as potential pond sites).
    • Convenient to Cooper Lake (minutes away), Sulphur Springs (within minutes), Paris, TX (about 30 min), and DFW (less than 1 hour).
    • No mobile or manufactured homes; buyer to be responsible for any rollback taxes after closing, plus any new fencing and new survey.

    Overview

    This offering is a 39-acre ranch tract in a ranch-style configuration, fenced for cattle and featuring mature trees along the rear portion of the property. Water service has been ordered and water lines were installed in April 2023, with two water meters available for the tract at the buyer’s expense. The property includes opportunities for pond development, with multiple pond locations noted, and it is presented as an established family ranch.

    The tract has access via a paved road and is described as being minutes to Cooper Lake, within minutes of Sulphur Springs for retail, dining, and medical needs, and about 30 minutes to Paris, TX. Dallas-Fort Worth is noted as under an hour. The seller also specifies that the center 39 acres are available, with other previously sold tracts shown as context, and the tract is located north of 4581 CR 4581.

    This property is well suited for buyers seeking a larger, straightforward ranch acreage with cattle fencing already in place and improved access to potable water infrastructure. It may also appeal to buyers planning a pond-focused layout or a private homestead-style use, with the understanding that new fencing, a new survey, and any rollback taxes created after closing are the buyer’s responsibility.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.575059
    Latitude
    33.322148

    Nearby Similar for Sale

    FAQs

    What type of property is this?
    Ranch - 39-acre fenced ranch with new water service available for easy expansion on a paved road.
    Where is this ranch located?
    The property is located at TBD 2 County Road 4581 Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $585,000.
    What are key features of this property?
    This property features: 39‑acre ranch on a paved road with easy access, located north of CR 4581 (tract to the north of 4581 CR 4581).; Water lines installed in April 2023 via North Hopkins Water; two water meters available for the tract (buyer expense for meters).; Fenced for cattle and includes large old trees along the back side.
    (903) 870-8528
    We can help!
    Listing Contact
    Sara Jerome
    Sara Jerome
    Real Estate License ID: 0630971
    Request Owner's contact information
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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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