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

    4045 County Road 212 Alvarado, TX 76009

    Sponsored
    For Sale
    $3,766,500

    Ranch,Traditional, Farm/Ranch - Alvarado, TX

    Type:Farm
    Property size:
    2,022 SF
    Lot size:
    279.00 Acres
    Days on Market:
    63
    Last Refresh:
    Feb 2 at 11:06 am

    Property Features for 4045 County Road 212

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    APN
    126049900031
    Interior features
    Eat-in Kitchen
    Exterior features
    Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Washer
    Size
    2,022 SF
    Lot size
    279.00 Acres

    Utilities

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

    Building Details

    Year built
    1958
    Floors in Building
    1
    Flooring type
    Carpet, Laminate
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    New Traditional

    We can help!

    Listing Contact
    Tully Janszen

    Texas Ranch Kings Realty (210) 493-3030

    Listing agent Tully Janszen (210) 493-3030 License #0709021

    Listing date Dec 2, 2025

    MLS# 21098858 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

    Historic Ranch Property Near Alvarado

    Deaver Ranch is a generational property in Johnson County, held in the same family since 1876. This ranch spans 279 acres of gently rolling terrain with rich black soils. The property includes a traditional ranch-style home with 3 bedrooms and 2 bathrooms, totaling just over 2,000 square feet, surrounded by mature pecan trees and accessed through an electric gated entry. Originally built in the 1950s, the home has received modest updates while maintaining its authentic country charm. The land is fenced and cross-fenced and features a mix of native and improved grasses, including Big & Little Bluestem, Indian Grass, Alamo Switchgrass, Side Oats Grama, and Common Bermuda, suitable for grazing, hay, or wildlife habitat. Water sources include four ponds and two seasonal draws. Improvements include a 30 x 38 equipment shed, two 36 x 24 loafing sheds with interior storage rooms, functional working pens and squeeze chute, and a small fruit orchard near the homesite. An older barn behind the home adds rustic character. Wildlife includes whitetail deer, turkey, hogs, and migrating waterfowl. Located at 4045 County Road 212 in Alvarado, the ranch is approximately 13 miles to Cleburne, 35 miles to Downtown Fort Worth, 45 miles to DFW Airport, 50 miles to Dallas, and 80 miles to Waco. The property is served by Alvarado ISD with Ag Exemption in place. Private water well and septic are on site.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Alvarado
    County
    Johnson
    State
    Texas
    Longitude
    -97.109731
    Latitude
    32.373177

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    FAQs

    What type of property is this?
    Farm - 279-acre ranch with a traditional home and abundant water sources.
    Where is this farm located?
    The property is located at 4045 County Road 212 Alvarado, TX.
    What is the asking price?
    The asking price for this property is $3,766,500.
    What are key features of this property?
    This property features: - Legacy ranch property held in the same family since 1876, offering a rare opportunity to own a generational piece of Texas history.; - Spanning 279 ± acres with rich black soils, ideal for grazing, hay production, or wildlife habitat.; - Conveniently located within easy reach of the DFW Metroplex: 13 miles to Cleburne, 35 miles to Downtown Fort Worth, and 45 miles to DFW Airport.
    (210) 493-3030
    Request Owner's contact information
    4045 County Road 212 Alvarado, TX 76009
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    Alvarado, TX 76009
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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
    4045 County Road 212 Alvarado, TX 76009
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    We can help!
    Listing Contact
    Tully Janszen
    Real Estate License ID: 0709021
    (210) 493-3030
    Learn more
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