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    2281 J B Vandiver Loop Moody, TX 76557

    View on Map
    Sponsored
    For Sale
    $1,243,485

    LAND - Moody, TX

    Lot size:
    113.25 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 14 at 11:06 pm

    Property Features for 2281 J B Vandiver Loop

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Vegetation
    Wooded
    APN
    38-031100-000800-9
    Lot size
    113.25 Acres

    We can help!

    Listing Contact
    David Jirasek
    David Jirasek

    JIRASEK REALTY (254) 770-0996

    Listing agent David Jirasek (254) 770-0996 License #0361266

    Listing date Mar 14, 2026

    MLS# 607305

    Copyright © 2026 Central Texas Multiple Listing Service. 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

    Farm and Ranch Land Available

    This farm and ranch property encompasses approximately 113.25 acres. It is located on Alexander Road and J.B. Vandiver Loop, situated just west of Moody in McLennan County, offering convenient access to FM 107 and Hwy 317. The land features fencing and cross fencing. The property consists of a mix of cultivated farmland and open to moderately wooded pasture land. Two small ponds are present, one on each tract. The property is not located within the 100 or 500 Year FEMA Flood Hazard areas. The topography is mostly flat to sloping, with approximately 70 feet of elevation changes from approximately 730 feet to 800 feet above sea level, with approximately 1%-15% slopes. The soils consist of a mix of Lott Silty Clay, Sanger Clay, and McLennan Clay Loam, with an average capability rating of 4.13. Elm Creek WSC provides potable water service in the area, with two taps reserved, one for each tract. Heart of Texas Coop provides electric services in the area. The property has approximately 1,196 feet of road frontage along J.B. Vandiver Loop and approximately 1,301 feet of frontage along Alexander Road. Both roads are gravel roads maintained by McLennan County. The property is located within the Moody ISD. An Ag Exemption is in place for low property taxes.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Parts Store Auto Repair Shop Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Moody
    County
    McLennan
    State
    Texas
    Longitude
    -97.40123
    Latitude
    31.337562

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    FAQs

    What type of property is this?
    Farm - 113.25 acre farm and ranch property near Moody, Texas.
    Where is this farm located?
    The property is located at 2281 J B Vandiver Loop Moody, TX.
    What is the asking price?
    The asking price for this property is $1,243,485.
    What are key features of this property?
    This property features: - Large +/-113.25 acre farm and ranch property.; - Two reserved water taps from Elm Creek WSC.; - Ag Exemption in place for low property taxes.
    (254) 770-0996
    Request Owner's contact information
    2281 J B Vandiver Loop Moody, TX 76557
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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
    2281 J B Vandiver Loop Moody, TX 76557
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    We can help!
    Listing Contact
    David Jirasek
    David Jirasek
    Real Estate License ID: 0361266
    (254) 770-0996
    Learn more
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