Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Partially Irrigated Ranch Land Title is generated by Realmo AI

    494 Cr 408, Comanche, TX 76442

    View on Map
    Claim this Listing
    For Sale
    $737,205

    LAND - Comanche, TX

    Lot size:
    74.55 Acres
    Added:
    May 26, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for 494 Cr 408

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active
    APN
    000000007593
    Lot size
    74.55 Acres

    Taxes and HOA fees

    Tax Description
    A00737 NIBBS, MRS. MARY, ACRES 74.548, LIFE E
    Tax Annual Amount
    165

    We can help!

    Listing Contact
    Danny Armstrong
    Danny Armstrong

    Listing agent Danny Armstrong License #356677

    Listing office ARMSTRONG REAL ESTATE Comanche, TX

    Listing date May 26, 2026

    MLS# 21281262 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

    • 74.548‑acre property with partially irrigated coastal and native grass
    • Includes 17 acres of native coastal grass and post oaks
    • Older center pivot irrigation system covering approximately 30 acres
    • Good fencing and county road frontage
    • Restrictions: no subdividing; only site‑built homes allowed; no commercial

    Overview

    This property offers 74.548 acres of partially irrigated coastal and native grass, with a portion featuring native coastal grasses and post oaks across 17 acres. An older center pivot irrigation system covers approximately 30 acres, supporting ongoing pasture management. The land is described as having good fencing, providing practical control for livestock or rotational grazing plans.

    Located in Comanche, Texas, the tract includes county road frontage, offering direct access for day-to-day use. The combination of irrigated and native areas can support mixed pasture applications, depending on how the acreage is managed.

    The property is subject to restrictions that limit how it can be developed and used: no subdividing is allowed, improvements must be a site-built home, and commercial use is prohibited. For buyers seeking rural acreage for residential development alongside agriculture, this layout and irrigation setup may be a strong fit, particularly for those looking to maintain pasture productivity while adhering to the property’s use requirements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Comanche
    County
    Comanche
    State
    Texas
    Longitude
    -98.55539843
    Latitude
    31.942098

    Nearby Similar for Sale

    • $1,200,000
      7,696 SF

      Storefront Property with Commercial Kitchen

      Versatile retail storefront with a custom commercial kitchen, storage, and outdoor space in a high-traffic Comanche location.
      405, 407, 409 E Central a Central, Comanche, TX 76442
      View Details
    • $195,000

      Flex Space with Warehouse and Offices

      Office buildout plus warehouse space with insulated walls and roll-up and sliding doors supports a wide range of service uses.
      7680 Highway 67, Comanche, TX 76442
      View Details
    • $1,299,000
      2,675 SF

      Comanche Farm and Equestrian Property

      37.8-acre farm with equestrian facilities and two homes.
      2026 Cr 103 County Rd 103, Comanche, TX 76442
      View Details
    • $350,000

      Live-Work Office Property

      Renovated live-work office with an upstairs 1-bedroom apartment and multiple downstairs offices near the town square.
      306 N Austin Street, Comanche, TX 76442
      View Details
    • $265,000

      Updated Retail Building with Parking

      Updated retail building in Comanche offering flexible interior space, multiple mini-split HVAC units, and convenient front and rear parking.
      1303 E Central Avenue, Comanche, TX 76442
      View Details
    • $299,000

      Industrial Flex Property with Two Shops

      Two metal shops with multiple roll-up doors and office space offer flexible industrial and rental potential.
      503 central, Comanche, TX 76442
      View Details
    • $125,000

      Corner Lot Retail Building Opportunity

      Corner retail building with highway frontage, three-room layout, and a rustic porch—ideal for renovation and adaptive reuse.
      800 W Central Avenue, Comanche, TX 76442
      View Details
    • $625,000

      Historic Mixed-Use Downtown Building

      Three-story mixed-use building with street-level retail, apartments, and a large ballroom-style event space.
      100 W Central Avenue, Comanche, TX 76442
      View Details
    • $1,150,000

      Turn-Key Pecan Orchard & Processing

      Fully operational pecan farm with contiguous orchard, irrigation agreement, and on-site processing and shipping facilities.
      751 County Road 424, Comanche, TX 76442
      View Details
    • $195,000

      Waterfront Ready-to-Build Land

      Cleared waterfront lot with electric available, offering space for a custom home and room for outdoor recreation.
      661 Comanche Lake Road, Comanche, TX 76442
      View Details
    • $900,000

      149 Acres of Coastal Grassland

      149.54 acres of improved pasture land near Comanche, Texas.
      Hwy 2247, Comanche, TX 76442
      View Details
    • $127,500

      County Road Frontage Home Lot

      An 8.5-acre home site with county water and frontage, ideal for a site-built residence under deed restrictions.
      261 County Road 403, Comanche, TX 76442
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Partially irrigated acreage with established fencing and county road access, suited for rural home and agricultural use.
    Where is this agricultural land / farmland located?
    The property is located at 494 Cr 408 Comanche, TX.
    What is the asking price?
    The asking price for this property is $737,205.
    What are key features of this property?
    This property features: 74.548‑acre property with partially irrigated coastal and native grass; Includes 17 acres of native coastal grass and post oaks; Older center pivot irrigation system covering approximately 30 acres
    (254) 842-7612
    We can help!
    Listing Contact
    Danny Armstrong
    Danny Armstrong
    Real Estate License ID: 356677
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    494 Cr 408, Comanche, TX 76442
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!