Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    26.44 Acres of Pasture Land Title is generated by Realmo AI

    VZ County Rd 4406, Ben Wheeler, TX 75754

    View on Map
    Claim this Listing
    For Sale
    $356,940

    LAND - Ben Wheeler, TX

    Lot size:
    26.44 Acres
    Added:
    Dec 22, 2025
    Days on Market:
    166
    Last Refresh:
    Jun 6 at 12:06 pm

    Property Features for VZ County Rd 4406

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Cleared
    Standard status
    Active
    APN
    R027587
    Lot size
    26.44 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Joan Crossley
    Joan Crossley

    Listing agent Joan Crossley License #0413812

    Listing office CENTURY 21 First Group Sulphur Springs, TX

    Listing date Dec 22, 2025

    MLS# 21136751 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

    • Open pasture with pond and scattered trees
    • Level land suitable for hay production
    • Partially fenced for livestock
    • Plenty of grass for grazing
    • Lots of road frontage
    • Close to downtown Ben Wheeler

    Overview

    This is a 26.44-acre parcel of land featuring open pasture with scattered trees on level ground. The back pasture includes a pond and numerous trees. The property is partially fenced and offers ample grass suitable for grazing livestock. It has substantial road frontage and is located close to downtown Ben Wheeler. This tract of land is well-suited for hay production.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.711622
    Latitude
    32.444854

    Nearby Similar for Sale

    • $500,000

      Corner Office Building with Two Entrances

      Well-appointed office building on a hard corner with two curb cuts, offering straightforward space for a small business.
      13814 State Highway 64, Ben Wheeler, TX 75754
      View Details
    • $229,000

      Turnkey Church with Education Space

      Versatile church facility with auditorium, offices, multipurpose rooms, kitchen, and classrooms—well-suited for worship or community programs.
      1525 Vz County Road 4512, Ben Wheeler, TX 75754
      View Details
    • $229,000
      3,850 SF

      Versatile Church Property on 1.25 Acres

      Turnkey property suitable for church, daycare, or office headquarters.
      1525 VZCR 4512, Ben Wheeler, TX 75754
      View Details
    • $429,900
      3,168 SF

      Residential Income Property with Three Units

      Three fully leased homes with private fenced yards, covered parking, central HVAC, and on-site storage.
      138 VZ County Road 4714, Ben Wheeler, TX 75754
      View Details
    • $119,500

      Commercial Land with Highway Frontage

      Versatile 1.7-acre lot with no HOA and no known restrictions, suitable for residential or commercial use near Tyler.
      State HWY 64, Ben Wheeler, TX 75754
      View Details
    • $875,000

      Turnkey East Texas Ranch Property

      A fenced, livestock-ready ranch with improved pasture, year-round ponds, and a cabin plus insulated metal shop.
      6100 Fm 314, Ben Wheeler, TX 75754
      View Details
    • $1,883,939

      Timberland with Highway Frontage

      228.8-acre timber tract with Highway 64 frontage, rolling terrain, and a power line parallel to the highway.
      Hwy 64 #3, Ben Wheeler, TX 75754
      View Details
    • $429,900

      Turnkey Multifamily Investment Property

      Three fully leased units on 2.87 acres offer low-maintenance income with room to expand over time.
      138 Vz County Road 4714, Ben Wheeler, TX 75754
      View Details
    • $5,208,696

      Recreational Timber Land Tract

      East Texas hunting and recreation acreage with managed timber, creek corridors, and Highway 64 frontage.
      Hwy 64 #1, Ben Wheeler, TX 75754
      View Details
    • $149,000

      Heavily Treed Country Acreage

      8.22 acres of wooded East Texas land with multiple potential homesites on a quiet dead-end road.
      VZ COUNTY ROAD 4909, Ben Wheeler, TX 75754
      View Details
    • $695,000

      Ranch Land with Two Ponds

      Ranch acreage in Martin's Mill ISD with two ponds, fencing in place, and ag exemptions for cattle grazing or hay production.
      FM 1653, Ben Wheeler, TX 75754
      View Details
    • $199,000

      Residential Acreage Tract with Restrictions

      Spacious 15.767-acre tract in Martins Mill ISD, AG-exempt for hay, with deed restrictions supporting residential-only development.
      269 VZ County Road 4305, Ben Wheeler, TX 75754
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 26.44 acres of partially fenced pasture land near Ben Wheeler.
    Where is this agricultural land / farmland located?
    The property is located at VZ County Rd 4406 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $356,940.
    What are key features of this property?
    This property features: Open pasture with pond and scattered trees; Level land suitable for hay production; Partially fenced for livestock
    (903) 885-3146
    We can help!
    Listing Contact
    Joan Crossley
    Joan Crossley
    Real Estate License ID: 0413812
    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
    VZ County Rd 4406, Ben Wheeler, TX 75754
    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!