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    Elevated Ranch Home Site Land Title is generated by Realmo AI

    PR 452, Grandview, TX 76050

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    For Sale
    $209,999

    LAND - Grandview, TX

    Lot size:
    10.20 Acres
    Added:
    May 28, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 3 at 11:06 am

    Property Features for PR 452

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active
    APN
    450800
    Lot size
    10.20 Acres

    Taxes and HOA fees

    Tax Description
    GRAND VIEW RANCH PH 1 TR 37 10.20 AC
    Tax Annual Amount
    11

    Utilities

    Water front features
    Creek

    We can help!

    Listing Contact
    Cheri Matthews

    Listing agent Cheri Matthews License #0835011

    Listing office RE/MAX FRONTIER MIDLOTHIAN, TX

    Listing date May 28, 2026

    MLS# 21012834 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

    • 10.2‑acre homesite in the Grand View Ranch community
    • Located near the end of a cul‑de‑sac and backs up to a 145‑acre ranch
    • Seasonal creek runs along the rear of the property
    • Deed restrictions exclude mobile homes
    • Property is currently AG exempt
    • Tract skirts the tip of a pond (does not include it) and extends further beyond the rear stream than shown in photos—reference the survey photo for lines

    Overview

    Set on 10.2 acres in the Grand View Ranch community, this land offers a higher elevation that supports elevated, landscape-integrated home designs. The property is positioned for expansive, unobstructed views from the back of a future home site, and the grade may be well suited to options such as a walk-out basement, multi-level planning, or a thoughtfully engineered retaining wall. A seasonal creek runs along the rear, providing a natural backdrop.

    The parcel is ideally located near the end of a cul-de-sac and backs to a 145-acre ranch on the outskirts of the development. That surrounding openness helps create privacy and a peaceful setting with open land in view, with horses and grazing cattle nearby. The property is currently ag exempt, and deed restrictions exclude mobile homes.

    Horses are welcome, and domestic livestock is allowed with exceptions of pigs, hogs, and peacocks. A buyer should review the survey photo for an accurate indication of property lines, as mowing extended beyond the property boundaries; the tract skirts the tip of the pond and does not include it, and the property extends beyond the stream farther than shown in the photos. Overall, this is a strong fit for buyers seeking country living with room for lifestyle plans and long-term placement of a custom home or barndominium.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Grandview
    County
    Johnson
    State
    Texas
    Longitude
    -97.2154
    Latitude
    32.2875

    Nearby Similar for Sale

    • $194,997

      Platted Farmland Development Tracts

      Clean, cultivated farmland with substantial road frontage and development-minded restrictions to support planning and long-term use.
      CR 204 lot: 2, Grandview, TX 76050
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Build your ranch home on higher ground with unobstructed views and seasonal creek frontage.
    Where is this agricultural land / farmland located?
    The property is located at PR 452 Grandview, TX.
    What is the asking price?
    The asking price for this property is $209,999.
    What are key features of this property?
    This property features: 10.2‑acre homesite in the Grand View Ranch community; Located near the end of a cul‑de‑sac and backs up to a 145‑acre ranch; Seasonal creek runs along the rear of the property
    (469) 846-0123
    We can help!
    Listing Contact
    Cheri Matthews
    Real Estate License ID: 0835011
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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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