Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    2486 & Cr 620 Hamilton, TX 76531

    Sponsored
    For Sale
    $3,627,900

    Unimproved Land - Hamilton, TX

    Type:Unimproved Land
    Lot size:
    522.00 Acres
    Days on Market:
    6
    Last Refresh:
    Feb 4 at 3:06 pm

    Property Features for 2486 & Cr 620

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Standard status
    Active
    APN
    22802
    Lot size
    522.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Dena Mcgregor

    McGregor Real Estate (254) 386-8464

    Listing agent Dena Mcgregor (254) 386-8464

    Listing date Jan 30, 2026

    MLS# 21166585 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

    Overview

    522 Acres of Texas Land

    This is a 522+- acre property with Warren Creek winding through it. The native landscape features elevation changes providing views and potential building sites. Live oaks, post oaks, and other hardwood trees add to the privacy of the ranch and protection for the wildlife and livestock. A watering tank is present for all animals and recreational fishing. The property allows for building a home, hunting, recreation, or a combination of them all. It also has high fence potential. The property has road frontage on two sides, with one being paved, allowing access. The property is located in Hamilton, Texas.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Hamilton
    County
    Hamilton
    State
    Texas
    Longitude
    -98.3171336
    Latitude
    31.74762845

    Nearby Similar for Sale

    • $339,000
      8,747 SF

      Historic Commercial Space in Hamilton

      Historic commercial building on the square, ideal for various businesses.
      117 N Rice St, Hamilton, TX 76531
      View Details
    • $4,975,000
      4,240 SF

      Hamilton County Ranch and Lodge

      506-acre ranch with lodge, workshop, and highway frontage.
      5905 N Us Highway 281, Hamilton, TX 76531
      View Details
    • $3,740,000
      324.00 Acres

      High-Fence Hunting Retreat Near Hamilton

      324+ acre hunting retreat with diverse terrain and modern amenities.
      1782 Fm 218, Hamilton, TX 76531
      View Details
    • $399,999
      1,514 SF

      Texas Ranch with Equestrian Potential

      17.88-acre ranch in Hamilton, TX, near Circle T Arena.
      998 Fm 218, Hamilton, TX 76531
      View Details
    • $2,059,110
      457.58 Acres

      457 Acres of Rolling Prairie

      Ranch with grazing pastures, hunting, and a brick home.
      2655 Farm Rd 2005, Hamilton, TX 76531
      View Details
    • $663,000
      3,800 SF

      Hamilton Farmhouse with Outdoor Kitchen

      Well-maintained 3-bedroom home with pool and outdoor kitchen.
      664 Cr 300, Hamilton, TX 76531
      View Details
    • $578,200
      82.60 Acres

      82.6 Acres Ranch in Shive, TX

      82.6-acre property ideal for country living and ranching.
      Tbd-82.6 Acres Farm Market 221, Hamilton, TX 76531
      View Details
    • $1,350,000
      2,744 SF

      206-Acre Farm and Ranch Retreat

      Stunning 4-bedroom home on 206 acres near Hamilton, TX.
      2975 N Fm 1702, Hamilton, TX 76531
      View Details
    • New
      $549,000
      7,144 SF

      Hamilton Commercial Building with Kitchen

      Commercial building with kitchen near downtown Hamilton, Texas.
      520 N Rice St, Hamilton, TX 76531
      View Details
    • $1,660,000
      184.00 Acres

      Texas Ranch with Live Water

      184-acre Hamilton County ranch featuring live water and income potential.
      1410 County Road 221, Hamilton, TX 76531
      View Details
    • $549,000
      0.09 Acres

      Commercial Building Near Downtown Hamilton

      Commercial building with kitchen, multiple rooms, and separate entrances.
      520 N Rice St, Hamilton, TX 76531
      View Details
    • $449,000
      0.11 Acres

      Established Venue with Outdoor Concert Area

      Unique venue in Hamilton, TX, with updated kitchen and concert area.
      110 S Bell St, Hamilton, TX 76531
      View Details

    FAQs

    What type of property is this?
    Agricultural land - Unimproved land with creek, trees, and recreational potential.
    Where is this agricultural land located?
    The property is located at 2486 & Cr 620 Hamilton, TX.
    What is the asking price?
    The asking price for this property is $3,627,900.
    What are key features of this property?
    This property features: - 522+- acres with Warren Creek.; - Great elevation changes with views for miles and multiple building sites.; - Beautiful live oaks, post oaks, and other hardwood trees.
    (254) 386-8464
    Request Owner's contact information
    2486 & Cr 620 Hamilton, TX 76531
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2486 & Cr 620
    Hamilton, TX 76531
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    2486 & Cr 620 Hamilton, TX 76531
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Dena Mcgregor
    (254) 386-8464
    Learn more
    Google sign-in failed. Please try again or use another login method.