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    1884 County Road 319 Cleburne, TX 76033

    View on Map
    Sponsored
    For Sale
    $3,300,000

    Farm/Estate - Cleburne, TX

    Type:Farm
    Property size:
    2,400 SF
    Lot size:
    162.30 Acres
    Days on Market:
    12
    Last Refresh:
    Mar 12 at 4:06 am

    Property Features for 1884 County Road 319

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    300
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    Parking features
    Garage
    Size
    2,400 SF
    Lot size
    162.30 Acres

    Utilities

    Water front features
    Wfriver, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Blake Hortenstine

    Hortenstine Ranch Company, LLC (214) 361-9191

    Listing agent Blake Hortenstine (214) 361-9191

    Listing date Feb 28, 2026

    MLS# 11510750 Listing URL

    Copyright © 2026 My State MLS. 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

    Live Water Ranch Near Cleburne

    The Flying "A" Ranch is a combination use property located along the Brazos River, approximately 12 miles northeast of Glen Rose and 22 miles west of Cleburne, Texas. The ranch offers around 1,867 feet of frontage on the Brazos River, suitable for recreational uses. There are also three stock ponds on the property. The property features lush coastal Bermuda hay pastures managed for grazing and hay production. The ranch includes a home originally constructed in 1960 and expanded in the mid 90's, offering approximately 2,400 square feet of living space with 3 bedrooms, 2 full bathrooms, 2 dining areas, a country kitchen, and a living area with high ceilings, hardwood floors, and a rock fireplace. Over 1,500 square feet of porches flank three sides of the home. A detached 200-square-foot guest cabin is also present. A large barn provides 3,750 square feet of enclosed space over concrete, along with two lean-tos for equipment storage. The property is cross-fenced into 5 separate pastures for rotational grazing. Ranch access is provided via an improved chip-sealed main ranch road that extends approximately 4,200 feet from the gated entry to the ranch house. The terrain includes elevations ranging from approximately 660 feet to a low of 590 feet at the river. Hardwood tree cover includes scattered live oaks, pecan, cottonwood, elm, sycamore, and bur oak.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Building Supply Bed & Breakfast Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cleburne
    County
    Johnson
    State
    Texas
    Longitude
    -97.720296
    Latitude
    32.314478

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    FAQs

    What type of property is this?
    Ranch - Combination use property with Brazos River frontage near Glen Rose.
    Where is this ranch located?
    The property is located at 1884 County Road 319 Cleburne, TX.
    What is the asking price?
    The asking price for this property is $3,300,000.
    What are key features of this property?
    This property features: - Approximately 1,867 feet of Brazos River frontage offering live water access.; - Ideal location: less than an hour from Fort Worth and only 1 hour 15 minutes from Dallas.; - Combination use property suitable for grazing livestock, hay production, recreation, hunting and fishing.
    (214) 361-9191
    Request Owner's contact information
    1884 County Road 319 Cleburne, TX 76033
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    Cleburne, TX 76033
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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
    1884 County Road 319 Cleburne, TX 76033
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    We can help!
    Listing Contact
    Blake Hortenstine
    (214) 361-9191
    Learn more
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