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    164.08 Acres Tbd Hwy 2318 De Leon, TX 76444

    Sponsored
    For Sale
    $1,804,880

    Improved Land - De Leon, TX

    Lot size:
    164.08 Acres
    Days on Market:
    5
    Last Refresh:
    Feb 16 at 6:06 am

    Property Features for 164.08 Acres Tbd Hwy 2318

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    000000066728
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    164.08 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Barbara Lee

    Cogburn Real Estate (254) 734-5974

    Listing agent Barbara Lee (254) 893-6666 License #0266016

    Listing date Feb 12, 2026

    MLS# 21178164 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

    Overview

    Irrigated Pecan Orchard with Lakes

    This 164.08-acre property features an irrigated pecan orchard with approximately 3,500 Wichita and Cheyenne trees. Irrigation is supplied by five wells (one with a 2 hp pump, three with 1-1.5 hp pumps, and one with a .50 hp pump), all connected underground to irrigate the orchard in two zones. A 30’x80’ metal drive-through equipment building includes electricity, lights, a cement floor, two bathrooms (one with a shower and a utility room with full-size washer-dryer connections), and a well with a .75 hp pump, plus an old well with a windmill. The property also includes a 3.8-acre lake and a 2-acre lake. The 2-acre lake has a floating lake pump and serves as a backup for the orchard irrigation system; the seller holds a transferable TCEQ irrigation permit. Both lakes are stocked with catfish and bass. The ranch is primarily Coastal Bermuda grass pasture with good fences and gates, currently used for running cattle. Wildlife, including Whitetail deer, is abundant, offering recreational opportunities. The property is easily accessible with the main gate on paved FM 2318, and also has CR 427 frontage on two sides. Several electric meters are located throughout the property, offering future building site possibilities.
    Location Intelligence

    Current Use by Public Records

    Vineyards

    Map

    City
    De Leon
    County
    Comanche
    State
    Texas
    Longitude
    -98.59058395
    Latitude
    32.03273603

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    FAQs

    What type of property is this?
    Vineyard - 164.08 acres with pecan orchard, lakes, and equipment building.
    Where is this vineyard located?
    The property is located at 164.08 Acres Tbd Hwy 2318 De Leon, TX.
    What is the asking price?
    The asking price for this property is $1,804,880.
    What are key features of this property?
    This property features: - 164.08 acre irrigated pecan orchard with approximately 3500 Wichita and Cheyenne trees and 5 irrigation wells.; - Two lakes: a 3.8-acre lake and a 2-acre lake stocked with large catfish and bass, with the 2-acre lake serving as a backup irrigation system.; - 30’x80’ metal drive-through equipment building with electricity, lights, cement floor, 2 bathrooms, utility room, and a well.
    (254) 893-6666
    Request Owner's contact information
    164.08 Acres Tbd Hwy 2318 De Leon, TX 76444
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    De Leon, TX 76444
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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
    164.08 Acres Tbd Hwy 2318 De Leon, TX 76444
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    We can help!
    Listing Contact
    Barbara Lee
    Real Estate License ID: 0266016
    (254) 893-6666
    Learn more
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