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    1699 County Road 3240 Mount Pleasant, TX 75455

    Sponsored
    For Sale
    $545,000

    Traditional, Farm/Ranch - Mount Pleasant, TX

    Type:Farm
    Property size:
    1,690 SF
    Lot size:
    40.00 Acres
    Days on Market:
    4
    Last Refresh:
    Feb 20 at 4:06 pm

    Property Features for 1699 County Road 3240

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    APN
    255483
    Parking features
    Garage
    Interior features
    Eat-in Kitchen, Paneling
    Exterior features
    Stable/Barn, Fence
    Fencing
    Fenced
    Appliances
    Range, Refrigerator
    Size
    1,690 SF
    Lot size
    40.00 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1980
    Floors in Building
    1
    Flooring type
    Carpet, Vinyl
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    New Traditional
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Kayla Riggs
    Kayla Riggs

    Keller Williams Realty Tyler (903) 534-6600

    Listing agent Kayla Riggs (903) 534-6600 License #0718668

    Listing date Feb 17, 2026

    MLS# 21177156 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

    Turnkey Ranch Ready for Livestock

    Located just outside of Mount Pleasant, this 40-acre ranch is equipped for livestock and country living. The land is fenced and cross-fenced into paddocks, each featuring its own pond. There are three ponds in total, with the largest spanning 1.5 acres and stocked with bass and crappie. The property includes lush Bermuda grass, mature trees, working pens with a covered area, and dependable water sources, making it suitable for cattle, goats, or other livestock. An agricultural exemption is in place, and the sellers are willing to assist with its transfer. The 1,690 square foot home has three bedrooms and two bathrooms, with newly installed flooring, stove, and refrigerator. An aerobic septic system was installed in spring 2025. In the backyard, a concrete pad marks the site of a former shop, suitable for a new workshop, greenhouse, or additional entertaining space. A well-maintained oil-top road provides access to the property. Everything conveys with the sale, including a new 20x20 lean-to. The property has been maintained and operated for the past 13 years.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Mount Pleasant
    County
    Titus
    State
    Texas
    Longitude
    -94.916686
    Latitude
    33.229979

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    FAQs

    What type of property is this?
    Ranch - 40-acre ranch with home, ponds, and livestock amenities.
    Where is this ranch located?
    The property is located at 1699 County Road 3240 Mount Pleasant, TX.
    What is the asking price?
    The asking price for this property is $545,000.
    What are key features of this property?
    This property features: - 40-acre ranch, fully fenced and cross-fenced with paddocks and multiple ponds, ideal for livestock.; - Three well-maintained ponds, including a **1.5-acre stocked pond that has never gone dry in 13 years.**; - Ag exemption in place, with sellers willing to assist in the transfer.
    (903) 534-6600
    Request Owner's contact information
    1699 County Road 3240 Mount Pleasant, TX 75455
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    Mount Pleasant, TX 75455
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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
    1699 County Road 3240 Mount Pleasant, TX 75455
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    We can help!
    Listing Contact
    Kayla Riggs
    Kayla Riggs
    Real Estate License ID: 0718668
    (903) 534-6600 (903) 262-4248
    Learn more
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