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    2238 County Road 1081 Greenville, TX 75401

    View on Map
    Sponsored
    For Sale
    $2,500,000

    Barndominium, Farm/Ranch - Greenville, TX

    Type:Farm
    Property size:
    3,150 SF
    Lot size:
    140.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 12 at 8:06 am

    Property Features for 2238 County Road 1081

    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
    32043
    Parking features
    Carport, Driveway
    Interior features
    Eat-in Kitchen, Kitchen Island, Walk-in Closet(s)
    Exterior features
    Fence
    Fencing
    Fenced
    Appliances
    Range, Range - Gas, Water - Filter
    Size
    3,150 SF
    Lot size
    140.00 Acres

    Utilities

    Heating system
    Propane (Heating)
    Cooling system
    Electric
    Water front features
    Creek, Waterfront
    Water front
    1

    Building Details

    Year built
    2023
    Floors in Building
    1
    Flooring type
    Tile, Tile - Ceramic
    Building materials
    Metal Siding
    Roof type
    Asphalt
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Shane Ballard

    DAVID NORMAN REALTY ADVISORS (903) 587-9898

    Listing agent Shane Ballard (903) 587-9898 License #0654130

    Listing date Mar 11, 2026

    MLS# 21204310 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

    North Texas Ranch Retreat

    This North Texas property offers 140 acres of rolling pastureland, mature hardwoods, and wildlife habitat. A semi-custom barndominium, nearly 3,200 sq ft, includes living areas, a modern kitchen, and views of the landscape. The home has a multi-stage whole house filtration system and a stand-by generator. The land includes stocked ponds, open fields, wooded pockets, and natural water draws, creating an environment for deer, hogs, turkey, and other native wildlife. Several outbuildings offer space for equipment, tools, livestock, or hobbies. The property is fenced and cross-fenced, suitable for cattle, horses, or hay production. Located near Greenville, with access via county-maintained roads, this ranch offers privacy and potential.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Veterinary Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Greenville
    County
    Hunt
    State
    Texas
    Longitude
    -96.17962745
    Latitude
    33.2229667

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    FAQs

    What type of property is this?
    Ranch - 140-acre ranch with barndominium near Greenville, Texas.
    Where is this ranch located?
    The property is located at 2238 County Road 1081 Greenville, TX.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: - 140 acres of diverse land: rolling pastureland, mature hardwoods, prime wildlife habitat, multiple stocked ponds; - Nearly 3,200 sq ft semi-custom barndominium built in 2023; - Includes a whole-house water filtration system and a standby generator
    (903) 587-9898
    Request Owner's contact information
    2238 County Road 1081 Greenville, TX 75401
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    Greenville, TX 75401
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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
    2238 County Road 1081 Greenville, TX 75401
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    We can help!
    Listing Contact
    Shane Ballard
    Real Estate License ID: 0654130
    (903) 587-9898 (903) 815-2872 (903) 285-5487
    Learn more
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