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    Texas Recreational Ranch with River Frontage Title is generated by Realmo AI

    3748 High Prairie Road, Valley Mills, TX 76689

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    Claim this Listing
    For Sale
    $2,280,000

    Ranch - Valley Mills, TX

    Type:Ranch
    Property size:
    600 SF
    Lot size:
    103.68 Acres
    Price / SF:
    $3,800/SF
    Added:
    Jan 26, 2026
    Days on Market:
    112
    Last Refresh:
    May 18 at 7:06 pm

    Property Features for 3748 High Prairie Road

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    460369000020020
    Size
    600 SF
    Lot size
    103.68 Acres

    Utilities

    Water front features
    River Front, Waterfront
    Water front
    1

    Building Details

    Year built
    1996
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Daryl Weems
    Daryl Weems

    Listing agent Daryl Weems License #582589

    Listing office Twin Bends, LLC 425 Twin Bends Rd, Crawford, TX

    Listing date Jan 26, 2026

    MLS# 21163313 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

    • 1,900 feet of PRISTINE Middle Bosque River frontage offering scenic beauty and wildlife access.
    • 103.682 acres of prime recreational property with exceptional topography and diverse habitat.
    • Prime hunting opportunities for whitetail deer, hogs, dove, and ducks.
    • Established A‑frame cabin (600 sq. ft.) with water and electric meters installed.
    • Two productive ponds excellent for waterfowl, wildlife watering, and recreation.
    • Conveniently located minutes from Crawford and Valley Mills, with easy access to Waco.

    Overview

    This 103.682-acre recreational ranch is located minutes from Crawford and Valley Mills, with convenient access to Waco. The property features 1,900 linear feet of Middle Bosque River frontage, two ponds, and abundant wildlife habitat. An A-frame cabin, measuring 600 sq. ft., is equipped with a water meter and an electric meter. The property has an 110-foot elevation change. The land includes mature pecan, live oak, cedar elm, and premium hardwoods. Paved road frontage provides access and visibility. The property is suited for hunting whitetail deer, hogs, dove, and ducks. The Middle Bosque River offers duck and goose hunting. The topography and acreage allow for multiple hunting scenarios and the development of dedicated hunting areas. It is located 31 miles to Waco, 5 miles to Crawford, and 10 miles to Valley Mills.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Big Box & Wholesale Store Garden Center Discount Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Valley Mills
    County
    Bosque
    State
    Texas
    Longitude
    -97.488909
    Latitude
    31.5757968

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    FAQs

    What type of property is this?
    Ranch - 103.682-acre recreational ranch featuring river frontage and abundant wildlife.
    Where is this ranch located?
    The property is located at 3748 High Prairie Road Valley Mills, TX.
    What is the asking price?
    The asking price for this property is $2,280,000.
    What are key features of this property?
    This property features: 1,900 feet of PRISTINE Middle Bosque River frontage offering scenic beauty and wildlife access.; 103.682 acres of prime recreational property with exceptional topography and diverse habitat.; Prime hunting opportunities for whitetail deer, hogs, dove, and ducks.
    (254) 723-1248
    We can help!
    Listing Contact
    Daryl Weems
    Daryl Weems
    Real Estate License ID: 582589
    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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    3748 High Prairie Road, Valley Mills, TX 76689
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