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    1695 Fm 120 Pottsboro, TX 75076
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    1695 Fm 120, Pottsboro, TX 75076

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    • Land
    • 409.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 1695 Fm 120

    Lot size
    409.00 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 409-acre ranch in Grayson County, Texas, presents a unique investment opportunity. Located near Lake Texoma and Pottsboro at 1695 FM 120, 75076, this property boasts stunning 360-degree views of gently rolling terrain. The ranch includes approximately 25 acres of interconnected lakes, a 5-acre lake, and two additional ponds, providing a rich habitat for diverse wildlife and fish. A charming lodge overlooks the water, featuring two spacious living areas, three bedrooms, two bathrooms, and wraparound porches offering breathtaking lake vistas. Existing improvements include a good older barn with a hay loft, a large steel shop building, and other outbuildings. An older frame ranch house is currently occupied by the ranch manager. The property is fully fenced and cross-fenced and is currently used as a cow-calf operation by a long-term tenant. Its proximity to a new subdivision suggests potential access to city utilities. Enjoy small-town living with excellent schools, convenient access to major transportation routes, shopping, medical facilities, and the North Texas Regional Airport just minutes away. The property's significant acreage and desirable location offer substantial potential for residential development.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Pottsboro
    County
    Grayson
    State
    Texas
    Longitude
    -96.7125
    Latitude
    33.7703

    Comparable in this City

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      816 SF

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    Similar Nearby for Sale

    • $958,000
      35.51 Acres

      Ag Exempt Ranch Tract with Shop

      35.51-acre ag-exempt property offers cross-fenced pastures and a new 24x40 metal shop for farming and ranching.
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    • $1,349,900
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      Pottsboro Ranch with Highway Access

      22.09-acre ranch with highway access and AG exemption.
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    • New
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      Fenced Equestrian Acreage with Pond

      Fenced, cross-fenced acreage with a stocked pond and insulated metal living quarters for flexible weekend or future home use.
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    • $650,000
      15.00 Acres

      Pottsboro, TX Improved Land

      15 acre land parcel with mature oak trees.
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    • $469,000

      Land For Sale

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    • $194,999

      Land For Sale Pottsboro, TX

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    Similar Nearby for Lease

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      1,500 SF

      Pottsboro Retail Space Available

      Retail space available for lease in Pottsboro, Texas.
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      Lewisville Flex Space For Lease

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      Retail Space Available For Rent

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      1,750 SF

      Versatile Commercial Space in Pottsboro

      1,750 sq ft space suitable for office, retail, or spa.
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      2,600 SF

      Retail Space in Pottsboro Center

      Retail spaces available in renovated Pottsboro retail center.
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    • Contact for pricing
      3,096 SF

      Pottsboro Multi-Use Commercial Space

      3,096 sqft commercial space on N Hwy 289, Pottsboro, TX.
      82805 N State Hwy 289, Pottsboro, TX 75076
      View Details
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    Pottsboro, TX 75076
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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.

    More about this property
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