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    4801 Fm-1702 Gustine, TX 76455

    Sponsored
    For Sale
    $2,400,000

    Ranch - Gustine, TX

    Type:Ranch
    Lot size:
    199.01 Acres
    Days on Market:
    13
    Last Refresh:
    Jan 20 at 10:06 pm

    Property Features for 4801 Fm-1702

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    000000011199
    Lot size
    199.01 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1935
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Danny Armstrong
    Danny Armstrong

    Armstrong Real Estate (254) 842-7612 [email protected]

    Listing agent Danny Armstrong (254) 842-7612 License #356677

    Listing date Jan 8, 2026

    MLS# 20648376 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

    Overview

    Updated Farmhouse on Working Ranch

    This is a working ranch encompassing almost 200 acres of rolling pastureland dotted with scattered oak and mesquite trees. The property features hardy native grasses and three stock tanks, and is cross-fenced. Improvements include a 1,512 sq ft farmhouse with a metal roof, remodeled kitchen, three bedrooms, one bathroom, and hardwood floors. The ranch also has a water well, cattle pens with a working chute, and Connex storage. The property has three-fourths of a mile of highway frontage and almost half a mile of county road frontage. Wildlife includes deer, dove, turkey, and hogs. The land features 80 ft of elevation changes and multiple building sites with views.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Gustine
    County
    Comanche
    State
    Texas
    Longitude
    -98.3426029
    Latitude
    31.81794379

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    FAQs

    What type of property is this?
    Ranch - 199-acre working ranch with updated farmhouse and highway frontage.
    Where is this ranch located?
    The property is located at 4801 Fm-1702 Gustine, TX.
    What is the asking price?
    The asking price for this property is $2,400,000.
    What are key features of this property?
    This property features: - Almost 200 acres of rolling pasture, cross-fenced, with 3 stock tanks, ideal for ranching.; - Updated 1,512 sq ft farmhouse with remodeled kitchen, 3 bedrooms, hardwood floors, and metal roof.; - Excellent road frontage: three-fourths of a mile on the highway and almost half a mile on a county road.
    (254) 842-7612
    Request Owner's contact information
    4801 Fm-1702 Gustine, TX 76455
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    Gustine, TX 76455
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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
    4801 Fm-1702 Gustine, TX 76455
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    We can help!
    Listing Contact
    Danny Armstrong
    Danny Armstrong
    Real Estate License ID: 356677
    (254) 842-7612
    Learn more
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