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    Farmersville Ranch with Investment Potential Title is generated by Realmo AI

    18178 County Road 661, Farmersville, TX 75442

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    For Sale
    $1,219,000

    Ranch - Farmersville, TX

    Type:Ranch
    Lot size:
    12.84 Acres
    Added:
    Oct 20, 2025
    Days on Market:
    204
    Last Refresh:
    May 11 at 4:06 pm

    Property Features for 18178 County Road 661

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    R684200001701
    Lot size
    12.84 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1930
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Renuka Mantha

    Listing agent Renuka Mantha License #0743961

    Listing office DHS Realty 8005 Fallmeadow Circle, PLANO, TX

    Listing date Oct 20, 2025

    MLS# 21071984 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.

    HighLights

    • 12.839 acre property in Collin County with AG‑EXEMPT status.
    • Land value opportunity with future investment potential in a fast‑growing area.
    • Surrounded by new housing developments and no floodplain.
    • Potential for combined purchase of 50+ contiguous acres with adjacent properties.
    • Close proximity (2 mins) to the upcoming Collin Outer Loop.
    • Easy access to Hwy 380 (5 mins), McKinney, Frisco, and other fast‑growing cities.

    Overview

    This 12.839-acre property in Farmersville, Collin County, Texas, offers a unique opportunity with AG-exemption and future investment potential. The property includes an existing 1100 SF house, currently generating rental income with a month-to-month lease. The property is being sold for land value. It is surrounded by new housing developments and has no floodplain. The location benefits from its proximity to the upcoming Collin Outer Loop, just 2 minutes away. The area is experiencing major growth, with developments like McKinney National Airport (TKI), Frisco’s Firefly Park, PGA-Omni Resort, and Universal Kids Resort nearby. The property offers easy access to Hwy 380 (5 minutes away), Hwy 78, Collin College Farmersville, Chaparral Bike Trail, and Lake Lavon. It also provides convenient access to fast-growing neighboring cities such as McKinney, Frisco, Princeton, and Greenville. The surrounding neighborhood is experiencing growth, attracting corporate companies to neighboring cities, which presents a strong investment upside. An adjacent 37+ acre property and other neighboring properties are also planning for sale by owners from the same ownership group, offering the potential for a combined purchase of 50+ contiguous acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Farmersville
    County
    Collin
    State
    Texas
    Longitude
    -96.3251681
    Latitude
    33.1983499

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    FAQs

    What type of property is this?
    Ranch - 12.839 acre ranch with AG-exemption and future investment potential.
    Where is this ranch located?
    The property is located at 18178 County Road 661 Farmersville, TX.
    What is the asking price?
    The asking price for this property is $1,219,000.
    What are key features of this property?
    This property features: 12.839 acre property in Collin County with AG‑EXEMPT status.; Land value opportunity with future investment potential in a fast‑growing area.; Surrounded by new housing developments and no floodplain.
    (972) 979-8413
    We can help!
    Listing Contact
    Renuka Mantha
    Real Estate License ID: 0743961
    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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