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    203 River Ln Waco, TX 76708

    Sponsored
    For Sale
    $1,500,000

    Ranch, Farm/Ranch - Waco, TX

    Type:Farm
    Property size:
    2,684 SF
    Lot size:
    36.13 Acres
    Days on Market:
    42
    Last Refresh:
    Feb 15 at 9:06 am

    Property Features for 203 River Ln

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    3
    APN
    140040000007010
    Parking features
    Garage
    Patio and Porch features
    Patio, Porch
    Interior features
    Cable Tv Available, Cedar Closet(s), Central Vacuum, Eat-in Kitchen, Granite Counters, Paneling, Pantry, Walk-in Closet(s)
    Exterior features
    Covered Patio/Porch
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Dishwasher, Garbage Disposer, Washer
    Size
    2,684 SF
    Lot size
    36.13 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Central, Electric (Heating), Fireplace(s)
    Cooling system
    Ceiling Fan(s), Central Air, Electric
    Water front features
    Creek, River Front, Waterfront
    Water front
    1

    Building Details

    Year built
    1976
    Floors in Building
    1
    Flooring type
    Carpet, Tile, Tile - Ceramic
    Building materials
    Brick
    Roof type
    Asphalt
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Jeffery Bird

    Global Realty Partners LLC (254) 717-9306

    Listing agent Jeffery Bird (254) 751-7900 License #478704

    Listing date Jan 5, 2026

    MLS# 21071239 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

    36-Acre Brazos River Ranch

    This 36-acre Texas property, located along the banks of the Brazos River, features approximately 1,122 feet of river frontage. The land includes wide pastures, shaded woods, and pecan trees. It holds an agricultural exemption and is suitable for horses, livestock, or recreation. The property includes a one-story brick ranch home built in 1976, featuring four bedrooms and two and a half baths. The home includes a wood-burning fireplace, a kitchen that overlooks the pasture, and a laundry room with cabinets, counters, a sink, and workspace. A pergola stretches over the back patio. A workshop with electricity is also located on the property. The property has city water, septic, and an existing well that is not currently in use. Trails wind through native growth toward the river, while the home site sits high and secure, away from flood concerns. The property is located in Bosqueville ISD.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Storage Facility Accounting Firm Electrical Service (Bike/Boat/Book/etc) Store Tech Support Center Home Appliance Store Catering Service Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Waco
    County
    McLennan
    State
    Texas
    Longitude
    -97.17708
    Latitude
    31.612868

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    FAQs

    What type of property is this?
    Farm - Texas ranch featuring river frontage, pastures, and a brick home.
    Where is this farm located?
    The property is located at 203 River Ln Waco, TX.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: - 1,122 feet of Brazos River frontage offering recreational opportunities.; - 36-acre property with ag exemption, suitable for horses, livestock, or recreation.; - Solidly built one-story brick ranch (1976) with 4 bedrooms and 2.5 baths.
    (254) 751-7900
    Request Owner's contact information
    203 River Ln Waco, TX 76708
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    Waco, TX 76708
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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
    203 River Ln Waco, TX 76708
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    We can help!
    Listing Contact
    Jeffery Bird
    Real Estate License ID: 478704
    (254) 751-7900 (254) 717-6721
    Learn more
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