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    1797 County Road 261 Moulton, TX 77975

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    Sponsored
    For Sale
    $1,795,000

    Residential (farm-ranch),Farm,Standard Frame - Moulton, TX

    Type:Farm
    Property size:
    2,422 SF
    Lot size:
    81.44 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 18 at 10:06 pm

    Property Features for 1797 County Road 261

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    4
    APN
    24406
    Parking features
    Carport, Garage
    Pool private
    1
    Exterior features
    Pool, Improved Pasture, Pond, Well
    Size
    2,422 SF
    Lot size
    81.44 Acres

    Utilities

    Heating system
    Central

    Building Details

    Year built
    2006
    Year renovated
    2006
    Floors in Building
    1
    Building materials
    Stone
    Roof type
    Composition
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Chip Bubela
    Chip Bubela

    Bubela & Associates, Inc. Schulenburg (979) 221-6679 Flatonia (361)741-4890

    Listing agent Chip Bubela (979) 743-4555 License #590779

    Listing date Mar 17, 2026

    MLS# 155171 Listing URL

    Copyright © 2026 South Central Texas 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.

    Learn more

    Property Insight Report

    Overview

    Texas Retreat with Custom Home

    This 80-acre Texas property, located near Praha, features a custom-built home situated on approximately 5 acres. The 2,422 square-foot home includes 4 bedrooms and 4 full baths. The open concept layout connects the dining, foyer, and living areas. Interior flooring consists of tile, laminate wood, and carpet, with recessed lighting throughout. The kitchen is equipped with tile countertops, a propane stove, and a double oven. The living area includes surround sound wiring. The primary suite features dual tile vanities and a walk-in closet. The property includes a pool with furniture and weekly professional pool service. The acreage features mature oak and pecan trees and has an agricultural exemption. The property is suited for a horse property or cattle operation, with fencing, gently rolling terrain, and road frontage. Additional features include underground electricity, a well, propane service, a conventional septic system, a water softener, and two electric water heaters. A two-car garage is also included. The property is located 4.6 miles from Praha.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Moulton
    County
    Lavaca
    State
    Texas
    Longitude
    -97.099503
    Latitude
    29.591087

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    FAQs

    What type of property is this?
    Farm - 80-acre Texas retreat featuring a custom-built home and pool.
    Where is this farm located?
    The property is located at 1797 County Road 261 Moulton, TX.
    What is the asking price?
    The asking price for this property is $1,795,000.
    What are key features of this property?
    This property features: - 80-acre Texas retreat with agricultural exemption, suitable for horses or cattle.; - Custom-built 4-bedroom, 4-bath home (approx. 2422 sq ft) on 5 acres with open concept living.; - Enjoy the private pool with included furniture and weekly professional service.
    (922) 337-2036
    Request Owner's contact information
    1797 County Road 261 Moulton, TX 77975
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    Moulton, TX 77975
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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
    1797 County Road 261 Moulton, TX 77975
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    We can help!
    Listing Contact
    Chip Bubela
    Chip Bubela
    Real Estate License ID: 0566009
    (922) 337-2036 (979) 743-4555 (512) 779-5682
    Learn more
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