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    00 FM 410 Bagwell, TX 75412

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    Claim this Listing
    For Sale
    $8,900,000

    Barndominium, Farm/Ranch - Bagwell, TX

    Type:Farm
    Property size:
    6,000 SF
    Lot size:
    1,270.00 Acres
    Price / SF:
    $1,483/SF
    Added:
    Oct 15, 2025
    Days on Market:
    193
    Last Refresh:
    Apr 25 at 12:06 am

    Property Features for 00 FM 410

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    6
    Bathrooms
    8
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Driveway
    Interior features
    Built-in Features, Built-in Wine Cooler, Elevator, Granite Counters, Pantry, Walk-in Closet(s)
    Exterior features
    Balcony, Storm Cellar, Fence
    Fencing
    Fenced
    Fireplace
    1
    Accessibility
    Accessible Elevator Installed
    Appliances
    Dishwasher, Washer
    Standard status
    Active
    APN
    25022762
    Size
    6,000 SF
    Lot size
    1,270.00 Acres

    Utilities

    Heating system
    Fireplace(s)

    Building Details

    Year built
    2001
    Floors in Building
    2
    Building materials
    Metal Siding
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Rusty Lowe
    Rusty Lowe

    Listing agent Rusty Lowe License #0435783

    Listing office Century 21 Harvey Properties-P 2550 Lamar Ave, Bonham, TX

    Listing date Oct 15, 2025

    MLS# 21084259 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.

    Overview

    Red River Frontage Barndominium Ranch

    This 1,270-acre tract in Red River County, Texas, features 2.2 miles of Red River frontage. The land includes 140 acres of farmland and 1130 acres of mixed timbers, duck sloughs, and wildlife green patches. Frontage on FM 410 provides access, with a gated entrance for security. The property includes an 8,000-square-foot barndominium, designed for both work and leisure. The residence offers six bedrooms, six full bathrooms, and two half baths. An attached 40x40 shop and equipment storage are also included. The property is suited for farming, hunting, or investment. The terrain supports wildlife, including deer, turkey, ducks, geese, hogs, bobcats, coyotes, and catfish.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Bagwell
    County
    Red River
    State
    Texas
    Longitude
    -95.1494
    Latitude
    33.8291

    Nearby Similar for Sale

    • $949,000
      5,200 SF

      Texas Farm and Ranch Retreat

      70.5-acre property with ponds, living spaces, and recreational amenities.
      2964 FM 2120, Bagwell, TX 75412
      View Details
    • $572,300

      118 Acre Ranch in Bagwell, TX

      Unimproved 118-acre ranch land with utilities and pond near Bagwell.
      0 County Road 2142, Bagwell, TX 75412
      View Details

    FAQs

    What type of property is this?
    Farm - 1270-acre ranch featuring a barndominium with Red River frontage.
    Where is this farm located?
    The property is located at 00 FM 410 Bagwell, TX.
    What is the asking price?
    The asking price for this property is $8,900,000.
    What are key features of this property?
    This property features: 1,270‑acre tract with 2.2 miles of Red River frontage.; Massive **8,000 sqft barndominium** with 6 bedrooms, 6 full baths, 2 half baths, and an attached 40x40 shop.; Excellent hunting opportunities for deer, turkey, ducks, and other wildlife.
    (903) 785-8484
    We can help!
    Listing Contact
    Rusty Lowe
    Rusty Lowe
    Real Estate License ID: 0435783
    Learn More
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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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