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    Luxurious French Estate on 681 Acres Title is generated by Realmo AI

    2777 I-30 W, Sulphur Springs, TX 75482

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    For Sale
    $9,900,000

    French, Farm/Ranch - Sulphur Springs, TX

    Type:Farm
    Property size:
    13,157 SF
    Lot size:
    681.00 Acres
    Price / SF:
    $752/SF
    Added:
    Mar 26, 2026
    Days on Market:
    57
    Last Refresh:
    May 21 at 3:06 pm

    Property Features for 2777 I-30 W

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    6
    Bathrooms
    9
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Driveway, Garage, Gated
    Interior features
    Built-in Features, Cable Tv Available, Cathedral Ceiling(s), Cedar Closet(s), Chandelier, Decorative Lighting, Double Vanity, Eat-in Kitchen, Elevator, Granite Counters, High Speed Internet Available, In-law Suite Floorplan, Kitchen Island, Multiple Staircases, Natural Woodwork, Open Floorplan, Paneling, Pantry, Vaulted Ceiling(s), Walk-in Closet(s), Wet Bar, Second Primary Bedroom
    Exterior features
    Private Yard, Fence
    Fencing
    Fenced
    Fireplace
    1
    Accessibility
    Accessible Elevator Installed
    Appliances
    Dishwasher, Garbage Disposer, Ice Maker, Microwave, Oven - Double, Range, Range - Gas, Refrigerator, Warming Drawer, Washer
    Standard status
    Active
    APN
    R000016938
    Size
    13,157 SF
    Lot size
    681.00 Acres

    Utilities

    Utilities
    Cable Available
    Heating system
    Central, Fireplace(s), Natural Gas, Zoned (Heating)
    Cooling system
    Central Air, Electric, Gas (Cooling), Zoned

    Building Details

    Year built
    1998
    Floors in Building
    2
    Flooring type
    Carpet, Hardwood
    Building materials
    Stone
    Roof type
    Metal
    Architectural style
    French

    We can help!

    Listing Contact
    Ashley Rupp
    Ashley Rupp

    Listing agent Ashley Rupp License #0452175

    Listing office Allie Beth Allman & Assoc. 3838 Oak Lawn suite 500, Dallas, TX

    Listing date Mar 26, 2026

    MLS# 20713276 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.

    HighLights

    • Expansive 681‑acre estate with a pecan plantation
    • Luxurious French‑style home sold fully furnished
    • Two primary suites, one on each floor, each with opulent bathrooms
    • Indoor swimming pool with spa, home theater, and billiards room
    • Gourmet kitchen designed for both casual dining and large events
    • Guest house and covered dining pavilion for entertaining

    Overview

    Villa Maria Ranch is a luxurious French-style estate situated on 681 acres, surrounded by a pecan plantation. The meticulously designed home features a two-story foyer with a sweeping double staircase. The library includes floor-to-ceiling rich wood bookcases, and the elegant dining room is suited for hosting formal dinners. The open kitchen is designed for both casual dining and large events. The grand first-floor primary suite features an opulent bathroom and an enormous closet. A second primary suite on the second floor includes a fireplace and a sitting area with garden views. There are four additional bedrooms, a home theater, a billiards room, an elevator, and an indoor swimming pool with a spa. A covered dining pavilion leads to a charming Country French guest house. The home, totaling 13,157 square feet, is being sold fully furnished. Located in Sulphur Springs, Texas, in Hopkins County, this estate offers a blend of comfort and sophistication.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sulphur Springs
    County
    Hopkins
    State
    Texas
    Longitude
    -95.567
    Latitude
    33.1779

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    FAQs

    What type of property is this?
    Ranch - Elegant French-style estate with pecan plantation, offered fully furnished.
    Where is this ranch located?
    The property is located at 2777 I-30 W Sulphur Springs, TX.
    What is the asking price?
    The asking price for this property is $9,900,000.
    What are key features of this property?
    This property features: Expansive 681‑acre estate with a pecan plantation; Luxurious French‑style home **sold fully furnished**; **Two primary suites**, one on each floor, each with opulent bathrooms
    (214) 521-7355
    We can help!
    Listing Contact
    Ashley Rupp
    Ashley Rupp
    Real Estate License ID: 0452175
    Learn More
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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.

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