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    473 County Road Se 3370 Winnsboro, TX 75494

    Sponsored
    For Sale
    $595,000

    Traditional, Farm/Ranch - Winnsboro, TX

    Type:Farm
    Property size:
    1,660 SF
    Lot size:
    21.85 Acres
    Days on Market:
    7
    Last Refresh:
    Feb 24 at 3:06 pm

    Property Features for 473 County Road Se 3370

    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
    12114
    Parking features
    Carport, Covered, Driveway, Garage, Gated, Other, RV
    Patio and Porch features
    Patio, Porch
    Interior features
    Double Vanity, Granite Counters, High Speed Internet Available, Kitchen Island, Open Floorplan, Pantry, Walk-in Closet(s)
    Exterior features
    Covered Patio/Porch, Rain Gutters, Lighting, Private Entrance, Private Yard, Rv/Boat Parking, Stable/Barn, Storage, Other, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Microwave, Range, Range - Gas, Refrigerator, Washer
    Size
    1,660 SF
    Lot size
    21.85 Acres

    Utilities

    Heating system
    Fireplace(s), Fireplace Insert, Heat Pump (Heating), Propane (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    1995
    Floors in Building
    1
    Flooring type
    Carpet, Tile, Tile - Ceramic, Vinyl, Wood
    Building materials
    Brick
    Roof type
    Metal
    Architectural style
    New Traditional
    Additional Structures
    Barn(s), RV/Boat Storage, Stable(s), Storage

    We can help!

    Listing Contact
    Ray Cain

    United Country Cain Agency (903) 342-9987

    Listing agent Ray Cain (903) 342-9987 License #0208585

    Listing date Feb 18, 2026

    MLS# 21183620 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

    Winnsboro Farm and Ranch Homestead

    Located minutes from Franklin County, Winnsboro, Mt. Vernon, and Lake Cypress Springs, this property features a hilltop 3-bedroom, 2-bathroom brick home. The home has been updated with new countertops, stainless steel appliances, a farm sink, a rolling island, and a pantry. The large living area includes a brick wood-burning fireplace with an insert. Additional features include a metal roof, new paint, and a heat pump HVAC system with a Halo Air Quality System. The refrigerator, washer, and dryer are included in the sale. The 21.85-acre property includes 7 acres of planted pine, with the remainder consisting of pasture. A creek on the property provides water runoff into the lake. Improvements include a 28x40 insulated metal building with a lean-to featuring three stalls on one side and a front lean-to with three bays. There is also a 20x28 insulated shop building with a mini-split HVAC system and a 10x28 covered porch. Attached to the back of the shop is a 14x30 lean-to for an RV. An additional 20x20 building with an overhead door is present, along with a 12x10 chicken coop, an 18x20 carport, and a 20x12 pipe lean-to. The pastures include two lean-to shelters, corrals, a squeeze chute, and cross fencing. The property is located at 473 County Road Se 3370, Winnsboro, TX 75494.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Winnsboro
    County
    Wood
    State
    Texas
    Longitude
    -95.252256
    Latitude
    33.051971

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    FAQs

    What type of property is this?
    Farm - Updated hilltop home on 21.85 acres near Lake Cypress.
    Where is this farm located?
    The property is located at 473 County Road Se 3370 Winnsboro, TX.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: - Sprawling 21.85 acres including 7 acres of planted pine and pasture land with creek access.; - Multiple outbuildings including a **28x40 insulated metal building with lean-tos**, a 20x28 insulated shop with mini-split HVAC and RV lean-to, and a 20x20 building with overhead door.; - Updated 3BR-2BA brick home featuring **new countertops, stainless steel appliances, farm sink, rolling island, pantry, and a brick wood-burning fireplace with insert**.
    (903) 342-9987
    Request Owner's contact information
    473 County Road Se 3370 Winnsboro, TX 75494
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    Winnsboro, TX 75494
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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
    473 County Road Se 3370 Winnsboro, TX 75494
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    We can help!
    Listing Contact
    Ray Cain
    Real Estate License ID: 0208585
    (903) 342-9987 (903) 767-7977
    Learn more
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