Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Timberland Development Tract with Creek Title is generated by Realmo AI

    Venus Road, Clarksville, TX 75693

    View on Map
    Claim this Listing
    Picture of Hunting land at Venus Road, Clarksville, TX
    For Sale
    $924,000

    LAND - Clarksville, TX

    Lot size:
    132.00 Acres
    Added:
    Nov 6, 2025
    Days on Market:
    209
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for Venus Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    30387
    Lot size
    132.00 Acres

    We can help!

    Listing Contact
    Paul Bryant
    Paul Bryant

    Listing agent Paul Bryant License #0749617

    Listing office BOLD Real Estate Group Longview, TX

    Listing date Nov 6, 2025

    MLS# 21105763 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

    • 132‑acre land parcel in Clarksville City, TX with a creek running through the property
    • Municipal water available from Clarksville City and electricity on‑site
    • Venus Road traverses the property, providing internal access and subdivision flexibility
    • Multiple elevated building sites suitable for custom homes, cabins, or estate compounds
    • Mature timber and abundant game support hunting, hiking, and outdoor recreation
    • Zoned for flexible use (as stated in the listing)

    Overview

    This expansive East Texas tract presents a mix of mature timber and natural creek features, creating habitat and scenic value across the property. Multiple elevated building sites can support custom homes, cabins, or an estate-type development, while the land’s layout also lends itself to recreational use such as hunting and hiking. For practical development planning, municipal water is available from Clarksville City, and electricity is on-site.

    Venus Road traverses the property, providing internal access that can support subdivision flexibility and improved circulation for future phases. The parcel is described as being in Clarksville City, TX, and is positioned as a balance between countryside seclusion and nearby access to amenities in the surrounding area.

    Designed for buyers and operators who want options, this tract can serve a private homestead, a multi-generational family estate, a recreational hunting retreat, or a larger residential development concept. With timber, water features, and buildable elevations already in place, it’s a strong fit for those seeking a rural property with the infrastructure basics to move from planning toward development or personal use.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Clarksville
    County
    Red River
    State
    Texas
    Longitude
    -94.8683
    Latitude
    32.5368

    Nearby Similar for Sale

    • $249,900

      Five-Unit Apartment Building Opportunity

      Five one-bedroom units with separate electric meters, blending current occupancy with room for value-add upgrades.
      700 S Donoho Street, Clarksville, TX 75426
      View Details
    • $185,000

      Commercial Land with Highway Frontage

      About 13 acres with direct access off Hwy 37 and multiple driveways, well-suited for development or investment holding.
      Hwy 37 N, Clarksville, TX 75426
      View Details
    • $115,000

      Multi-Use Office Building with Parking

      Former doctor’s office offering flexible multi-use space and ample parking in Clarksville.
      103 N College Street, Clarksville, TX 75426
      View Details
    • $426,820

      Recreational Timberland with Pond

      Turnkey hunting and outdoor retreat potential with fenced pasture, timber-related ag exemption, and a surface pond.
      County Road 1280, Clarksville, TX 75426
      View Details
    • $6,083,500

      Turnkey Pivot-Irrigated Farm Land

      Turnkey farm with pivot irrigation, reservoirs, and multi-crop production capacity south of Clarksville.
      County Road 1370, Clarksville, TX 75426
      View Details
    • $540,000

      Hunter's Paradise Near Red River

      48.47 acres of improved hunting and recreational land.
      11750 FM 1159, Clarksville, TX 75426
      View Details
    • $15,000
      1,152 SF

      Retail Building with Kitchen Potential

      Prominent storefront visibility and flexible interior layout make this small commercial building well-suited for a variety of local businesses.
      1001 E Main Street, Clarksville, TX 75426
      View Details
    • $249,900

      Four Rental Houses in Clarksville

      Four rental houses with long-term renters, good investment return.
      MULTI N LOCUST, Clarksville, TX 75426
      View Details
    • $269,000

      4-Plex Residential Income Opportunity

      Four-unit property offers portfolio potential with value-add upside and a tenant-paid electricity setup.
      104 E South Street, Clarksville, TX 75426
      View Details

    FAQs

    What type of property is this?
    Hunting land - A 132-acre East Texas parcel with creek frontage and timber, offering flexible build and recreational options.
    Where is this hunting land located?
    The property is located at Venus Road Clarksville, TX.
    What is the asking price?
    The asking price for this property is $924,000.
    What are key features of this property?
    This property features: 132‑acre land parcel in Clarksville City, TX with a creek running through the property; Municipal water available from Clarksville City and electricity on‑site; Venus Road traverses the property, providing internal access and subdivision flexibility
    (903) 291-1811
    We can help!
    Listing Contact
    Paul Bryant
    Paul Bryant
    Real Estate License ID: 0749617
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    Venus Road, Clarksville, TX 75693
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!