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    1500 Lumkins Road Forreston, TX 76041

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    Claim this Listing
    For Sale
    $2,999,000

    Ranch - Forreston, TX

    Type:Ranch
    Lot size:
    12.00 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    54
    Last Refresh:
    Apr 20 at 3:06 am

    Property Features for 1500 Lumkins Road

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    194943
    Lot size
    12.00 Acres

    Utilities

    Heating system
    Central, Radiant
    Cooling system
    Ceiling Fan(s), Humidity Control

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Dusty Harvard

    Listing agent Dusty Harvard License #0783457

    Listing office Keller Williams Brazos West 2301 Senator Robert J Glasgow Loop Suite 102, Weatherford, TX

    Listing date Feb 25, 2026

    MLS# 21030643 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

    Turnkey Bird Breeding and Hunting

    This 12-acre property, located off I-35 and 45 miles south of Dallas, presents a unique opportunity as a breeding facility. Currently used for game birds such as pheasant, chukar, and quail, the setup is suited for breeding birds to sell or for running an outfitting operation. The property features 3,700 feet of road frontage for truck accessibility. It includes modern breeding facilities, flight pens, storage barns, equipment sheds, and fencing. The facilities include climate-controlled breeding houses, flight conditioning pens, feed and supply storage, and an automated watering system. The capacity is 200,000 birds per year. The turnkey operation includes all infrastructure, equipment, and ownership of the 12 acres. The property is eligible for an agricultural tax valuation to lower property taxes. Great cross fencing and facility management are in place, with the possibility of adding additional acreage. It has everything a large game bird breeder, regenerative farmer, or other commercial operator needs.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Forreston
    County
    Ellis
    State
    Texas
    Longitude
    -96.844603
    Latitude
    32.224635

    FAQs

    What type of property is this?
    Farm - 12-acre bird breeding facility near I-35, south of Dallas.
    Where is this farm located?
    The property is located at 1500 Lumkins Road Forreston, TX.
    What is the asking price?
    The asking price for this property is $2,999,000.
    What are key features of this property?
    This property features: Turnkey breeding facility on 12 acres, fully equipped for game bird operation (pheasant, chukar, quail).; High‑capacity: Infrastructure supports breeding up to 200,000 birds per year.; Excellent location: Easy access off I‑35, 45 miles south of Dallas, with 3,700 feet of road frontage.
    (254) 335-0500
    We can help!
    Listing Contact
    Dusty Harvard
    Real Estate License ID: 0783457
    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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