Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1517 Fm 2490 Valley Mills, TX 76689

    Sponsored
    For Sale
    $2,699,900

    Improved Land - Valley Mills, TX

    Lot size:
    366.00 Acres
    Days on Market:
    23
    Last Refresh:
    Jan 28 at 5:06 pm

    Property Features for 1517 Fm 2490

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R41552
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    366.00 Acres

    Utilities

    Heating system
    None (Heating)

    Building Details

    Year built
    1800
    Architectural style
    Other

    We can help!

    Listing Contact
    Haley Holden

    Texas Luxury and Land (254) 749-2175

    Listing agent Haley Holden (254) 749-2175 License #0641896

    Listing date Jan 6, 2026

    MLS# 20923430 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.

    Learn more

    Property Insight Report

    Overview

    366-Acre Ranch in Bosque County

    This vast and rolling 366-acre ranch is located in Bosque County. The property is suitable for livestock, building a dream home, or development. Located on a paved road, the ranch is near China Spring, Lake Whitney, and Waco Regional. A water meter is already in place. Recreational opportunities are available due to a large wildlife population including deer, dove, and turkey. The back 80 acres of large fields yield 200 round bales of hay a year.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Valley Mills
    County
    Bosque
    State
    Texas
    Longitude
    -97.346988
    Latitude
    31.76593

    Nearby Similar for Sale

    • $885,000
      2,721 SF

      Secluded Ranch with Sunset Views

      Hidden gem with elevation changes, views, and income potential.
      208 Cr 3315, Valley Mills, TX 76689
      View Details
    • $259,000
      0.08 Acres

      Valley Mills Multi-Use Office Building

      Updated multi-use office building in high-traffic Valley Mills location.
      504 Avenue C E, Valley Mills, TX 76689
      View Details
    • $879,222
      107.88 Acres

      Pasture Land Farm Estate

      107.88 acres of pasture land offered in parcels.
      322 Cr 3160, Valley Mills, TX 76689
      View Details
    • $545,000
      0.33 Acres

      Versatile Property in Valley Mills

      Storefront, office, and warehouse space with high visibility.
      707 Avenue C E, Valley Mills, TX 76689
      View Details
    • $1,017,900

      Valley Mills Agricultural Property

      Agricultural property for sale in Valley Mills, Texas.
      2459 Fm 56, Valley Mills, TX 76689
      View Details
    • $2,975,000

      Valley Mills Agricultural Property

      Agricultural property for sale in Valley Mills, Texas.
      20131 China Spring Rd, Valley Mills, TX 76689
      View Details

    FAQs

    What type of property is this?
    Ranch - Versatile 366-acre ranch ready for livestock or development.
    Where is this ranch located?
    The property is located at 1517 Fm 2490 Valley Mills, TX.
    What is the asking price?
    The asking price for this property is $2,699,900.
    What are key features of this property?
    This property features: - 366-acre ranch property suitable for livestock, building, or development.; - Conveniently located on a paved road near China Spring, Lake Whitney, and Waco.; - Water meter already in place for immediate development.
    (254) 749-2175
    Request Owner's contact information
    1517 Fm 2490 Valley Mills, TX 76689
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    1517 Fm 2490
    Valley Mills, TX 76689
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    1517 Fm 2490 Valley Mills, TX 76689
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Haley Holden
    Real Estate License ID: 0641896
    (254) 749-2175
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.