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    798 +/-163 Ac Kosse, TX 76653

    Sponsored
    For Sale
    $2,359,000

    Rural Improved - Kosse, TX

    Lot size:
    162.96 Acres
    Days on Market:
    24
    Last Refresh:
    Jan 21 at 12:06 am

    Property Features for 798 +/-163 Ac

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Other
    Exterior features
    Barbed Wire, Chain, Cross Fencing, Perimeter Fenced, Smooth Wire
    Fencing
    Barbed Wire, Chain Link, Cross Fenced, Fenced, Perimeter
    Lot size
    162.96 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Greg Zweiacker
    Greg Zweiacker

    Zweiacker & Associates (979) 450-0455 [email protected]

    Listing agent Greg Zweiacker (979) 450-0455

    Listing date Dec 29, 2025

    MLS# 24011635 Listing URL

    Copyright © 2026 Bryan-College Station Regional MLS. 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

    Improved Ranch with Multiple Ponds

    This improved +/-162-acre property in Limestone County features rolling topography, 6 ponds, native hardwoods, and open pastures. The 2,456 sq.ft. fully remodeled home includes 2 kitchens, 3 bedrooms, 3 baths, and ADA features. A spacious private study could be used as a 4th bedroom or media room. Recent updates include new windows, flooring, fixtures, granite counters, tile backsplash, custom cabinets, stainless appliances, tiled walk-in showers, and LED lighting. The ranch includes a 30X24 insulated metal shop with a concrete floor and roll-top door, piped/fenced working pens with a squeeze chute, holding bay, and stock pens, a 30X30 feeding/calving shed, a 14X20 carport, covered parking for tractors, trailers, and implements, and a 44-gal water well with a Clack softener/filtration system. The land is fully fenced and cross-fenced for herding access, breed separation, and grazing rotation, with new gates and access to multiple ponds, including a 1+acre stock pond with a fishing pier, and open pastures of native grasses for grazing and +/-16 acres of dedicated meadow for nutritional hay production. Accessible from the paved county road, this property is suited for a cattle operation or a homestead retreat.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Kosse
    County
    Limestone
    State
    Texas
    Longitude
    -96.590051
    Latitude
    31.314624

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    FAQs

    What type of property is this?
    Farm - 162-acre ranch featuring a remodeled home and operational infrastructure.
    Where is this farm located?
    The property is located at 798 +/-163 Ac Kosse, TX.
    What is the asking price?
    The asking price for this property is $2,359,000.
    What are key features of this property?
    This property features: - 162-acre ranch featuring a remodeled 2,456 sq.ft. home with 3 bedrooms and 3 baths, designed with ADA features.; - Enjoy the outdoors with 6 ponds, including a 1+ acre stock pond and fishing pier.; - Fully fenced and cross-fenced, ideal for cattle operations, herding, and grazing rotation.
    (979) 450-0455
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    798 +/-163 Ac Kosse, TX 76653
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    Kosse, TX 76653
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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
    798 +/-163 Ac Kosse, TX 76653
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    We can help!
    Listing Contact
    Greg Zweiacker
    Greg Zweiacker
    (979) 450-0455
    Learn more
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