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    The Largest CRE Database in the US with Over 1 Million Listings

    2790 W Fm 922 Valley View, TX 76272

    Sponsored
    For Sale
    $1,449,000

    Traditional, Farm/Ranch - Valley View, TX

    Type:Farm
    Property size:
    3,567 SF
    Lot size:
    20.00 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 2 at 12:06 pm

    Property Features for 2790 W Fm 922

    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
    162994
    Parking features
    Garage
    Interior features
    Chandelier, Decorative Lighting, Double Vanity, Eat-in Kitchen, Flat Screen Wiring, Granite Counters, High Speed Internet Available, In-law Suite Floorplan, Kitchen Island, Open Floorplan, Pantry, Wired For Data
    Exterior features
    Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Gas, Dishwasher, Washer
    Size
    3,567 SF
    Lot size
    20.00 Acres

    Utilities

    Heating system
    Central, Fireplace(s)
    Cooling system
    Central Air

    Building Details

    Year built
    2019
    Floors in Building
    1.5
    Flooring type
    Carpet, Hardwood, Tile, Tile - Ceramic
    Building materials
    Brick, Fiber Cement
    Roof type
    Composition
    Architectural style
    New Traditional

    We can help!

    Listing Contact
    Chad Haynes

    INC REALTY, LLC (972) 351-1095

    Listing agent Chad Haynes (972) 351-1095 License #0671027

    Listing date Feb 1, 2026

    MLS# 21166175 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

    Valley View Mini-Ranch with Workshop

    This Valley View mini-ranch offers a blend of country living and modern infrastructure. The custom home features a primary bedroom and two secondary bedrooms on the first floor, along with a boutique-style primary closet. The second floor includes a fourth bedroom with a full bath, a game room, and an additional bonus room or office. The property spans 3,567 square feet. The 20-acre land is suited for cattle, chickens, or goats, and has an existing agricultural exemption for cattle and hay. A dedicated water line supports livestock operations. Deed restrictions allow for future subdivision into four 5-acre tracts. The property includes a workshop or hobby garage, approximately 54 feet long and 20 feet wide, designed with drive-through access featuring a 14-foot-wide by 14-foot-tall front door and a 14-foot-wide by 12-foot-tall rear door. The workshop has a 20-foot ceiling, 182 square feet of side storage, and an additional 1,000 square feet of storage above. The property is equipped with fiber-optic internet and a PEX water line system. There is approximately 1,000 square feet of storage with a lift above the workshop. Located in Valley View, Texas, this mini-ranch offers space and modern comfort.
    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
    Valley View
    County
    Cooke
    State
    Texas
    Longitude
    -97.212786
    Latitude
    33.4941

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    FAQs

    What type of property is this?
    Ranch - Mini-ranch on 20 acres with custom home and workshop.
    Where is this ranch located?
    The property is located at 2790 W Fm 922 Valley View, TX.
    What is the asking price?
    The asking price for this property is $1,449,000.
    What are key features of this property?
    This property features: - 20-acre mini-ranch with agricultural exemption, ideal for livestock and hay production.; - Spacious workshop/hobby garage with drive-through access (14'x14' front door, 14'x12' rear door), 20' ceiling, and 1,182 sq ft of storage.; - Potential for subdivision into four 5-acre tracts, offering long-term flexibility for generational or investment opportunities.
    (972) 351-1095
    Request Owner's contact information
    2790 W Fm 922 Valley View, TX 76272
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    Valley View, TX 76272
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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
    2790 W Fm 922 Valley View, TX 76272
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    We can help!
    Listing Contact
    Chad Haynes
    Real Estate License ID: 0671027
    (972) 351-1095
    Learn more
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