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    20650 Fm 2154 Rd College Station, TX 77845

    View on Map
    Sponsored
    For Sale
    $7,500,000

    Ranch - College Station, TX

    Type:Ranch
    Property size:
    6,000 SF
    Lot size:
    185.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 14 at 12:06 am

    Property Features for 20650 Fm 2154 Rd

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    11252
    Patio and Porch features
    Patio, Porch, Deck
    Exterior features
    Courtyard, Covered Deck, Covered Patio/Porch, Fence
    Fencing
    Fenced
    Size
    6,000 SF
    Lot size
    185.00 Acres

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Caitlyn Upham

    Legacy Broker Group (830) 446-3378

    Listing agent Caitlyn Upham (830) 446-3378 License #0812953

    Listing date Mar 13, 2026

    MLS# 21207888 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

    High-Fenced Ranch Retreat Opportunity

    This high-fenced ranch retreat, now reduced to 185 acres, is located 12 miles south of Texas A&M University. The property features a 6,000 sqft main home with views of a 5-acre lake stocked with catfish and bass, a heated saltwater pool with chiller, and a tennis court. There are four income-producing guest cabins near another 5-acre bass-stocked lake, a bunkhouse with a commercial kitchen, bunks, and two bathrooms, along with a party pavilion equipped with TVs and shuffleboard. The high-fenced property includes deer and an extensive trail system suitable for riding, biking, and walking. Additional amenities include a laundry facility with professional dog kennels, two irrigation wells, and an automatic gated entrance. Currently used as a family homestead, the ranch also operates as an Airbnb rental and event venue, making it suitable for ring dunks, weddings, retreats, or an equestrian center. With a wildlife exemption and no restrictions, the property offers potential for subdivision or expansion for events and RV parks. The property is offered as listed or divided into two separate parcels.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Building Supply Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    College Station
    County
    Brazos
    State
    Texas
    Longitude
    96.23448
    Latitude
    30.47151

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    FAQs

    What type of property is this?
    Ranch - 185-acre ranch near Texas A&M, suitable for various ventures.
    Where is this ranch located?
    The property is located at 20650 Fm 2154 Rd College Station, TX.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: - Income-producing property: 4 guest cabins, bunkhouse with commercial kitchen, and party pavilion, currently operating as an Airbnb and event venue.; - 6,000 sqft main home with views of a 5-acre stocked lake, heated saltwater pool with chiller, and tennis court.; - High-fenced 185-acre ranch with deer and extensive trail system, located only 12 miles from Texas A&M University.
    (830) 446-3378
    Request Owner's contact information
    20650 Fm 2154 Rd College Station, TX 77845
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    College Station, TX 77845
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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
    20650 Fm 2154 Rd College Station, TX 77845
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    We can help!
    Listing Contact
    Caitlyn Upham
    Real Estate License ID: 0812953
    (830) 446-3378
    Learn more
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