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    12650 Tbd County Rd Paris, TX 75462

    • Land
    • 93.17 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 12650 Tbd County Rd

    Lot size
    93.17 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 93.17-acre agricultural property in Lamar County, Texas, presents a unique investment opportunity. Located eight miles south of Paris, Texas, near Biardstown, this land boasts Class III and III Houston clay soils, currently used for hay production with Bermuda and native grasses. Almost entirely tillable, it offers potential for diverse agricultural uses, including farming. The property features a pond in the southwest corner and a creek along the southeastern boundary, providing a reliable water source and attracting wildlife. Hunting enthusiasts will appreciate the abundance of whitetail deer, turkey, ducks, and hogs. Improved with five-strand barbed wire fencing and two entries off County Road 12650, the property offers county road frontage on two sides, presenting possibilities for future subdivision into smaller ranchettes. Its convenient location—less than two hours from Dallas and 25 miles from Oklahoma—adds to its appeal. The asking price is $791,945. APN: 42373. This is a rare opportunity to acquire a versatile and well-located Texas ranch.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Paris
    County
    Lamar
    State
    Texas
    Longitude
    -95.4973
    Latitude
    33.555

    Comparable in this City

    • Value Estimation by Request
      482.50 Acres

      2775 41St St

      Farms • 482.50 Acres
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    • Value Estimation by Request
      81.18 Acres

      County Road 12530

      Farms • 81.18 Acres
      0 County Road 12530, Paris, TX 75462
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    • Value Estimation by Request
      10.19 Acres

      Tbd 12200

      Farms • 10.19 Acres
      0 Tbd 12200, Paris, TX 75462
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    • Value Estimation by Request
      10.82 Acres

      Tbd Stillhouse Rd

      Farms • 10.82 Acres
      0 Tbd Stillhouse Rd, Powderly, TX 75462
      View Details
    • Value Estimation by Request
      5.03 Acres

      0000 Crk 42230

      Farms • 5.03 Acres
      0000 Crk 42230, Paris, TX 75462
      View Details
    • Value Estimation by Request
      40.00 Acres

      4185 County Road 12650

      Farms • 3,000 SF
      4185 County Road 12650, Paris, TX 75462
      View Details

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      Luxury Ranch with Equestrian Facilities

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      Reno, TX Retail Opportunity

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      Retail Space in Paris, TX

      Retail space available for lease in Paris, Texas.
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    12650 Tbd County Rd
    Paris, TX 75462
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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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