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    The Largest CRE Database in the US with Over 1 Million Listings

    12759 S State Hwy 16 Llano, TX 78643

    View on Map
    New
    For Sale
    $3,700,000

    Acreage, Farm & Ranch, Ranch Land,Other-See Remarks - Llano, TX

    Type:Farm
    Lot size:
    125.68 Acres
    Added:
    Mar 27, 2026
    Days on Market:
    5
    Last Refresh:
    Mar 31 at 10:06 pm

    Property Features for 12759 S State Hwy 16

    General Information

    Property type
    Land
    Property subtype
    Farm
    Zoning
    None
    Exterior features
    Barn, Cabin, House, Storage Building, Workshop, Working Pens, Other-see Remarks
    Standard status
    Active
    Lot size
    125.68 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    750

    Building Details

    Architectural style
    Ranch
    Additional Structures
    Barn(s), See Remarks, Storage, Workshop

    We can help!

    Listing Contact
    Kathy Beckham
    Kathy Beckham

    Listing agent Kathy Beckham

    Listing office Virdell Real Estate, LLC 1000 Ford St., Llano, TX

    Listing date Mar 27, 2026

    MLS# 100561 Listing URL

    Copyright © 2026 Central Hill Country Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Historic Ranch with Hunting Cabin

    This scenic 125-acre ranch, steeped in family history dating back to the early 1800s, is part of a larger ranch deeded in 1837 from Sam Houston. Located between Llano and Fredericksburg in the historic Oxford area, this property is being offered for sale for the first time. The ranch features rugged areas, an old rock fence, and panoramic views. Improvements include a fully furnished cozy hunting cabin built in the late 1800s or early 1900s, a spacious 4-bedroom, 2-bathroom home built in the 1940s and updated from 2016 to present, several older metal barns and sheds, a new 2000 square foot insulated metal building/garage/workshop that has housed a 36-foot RV, 3 deer blinds, and feeders. A good well along one of the many wet weather creeks services the ranch, and an old hand-dug well and a spring are present for future water needs. Originally a 2-bedroom, 2-bathroom home, the main house had 2 more bedrooms, another bath, a utility room, and a back porch added in the early 1980s. This is an excellent hunting area for whitetails, aoudads, and hogs. The property is located in Llano County, Texas.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Llano
    County
    Llano
    State
    Texas
    Longitude
    -98.703227
    Latitude
    30.588878

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    FAQs

    What type of property is this?
    Ranch - Scenic 125-acre ranch with historic roots and modern amenities.
    Where is this ranch located?
    The property is located at 12759 S State Hwy 16 Llano, TX.
    What is the asking price?
    The asking price for this property is $3,700,000.
    What are key features of this property?
    This property features: Historic 125‑acre ranch with family history dating back to the early 1800s.; Spacious, updated 4/2 home (renovated 2016‑present) and a furnished hunting cabin.; Features a new **2000 SF insulated metal building/garage/workshop** suitable for RV storage.
    (325) 423-0252
    We can help!
    Listing Contact
    Kathy Beckham
    Kathy Beckham
    Real Estate License ID: 0490231
    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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