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    The Largest CRE Database in the US with Over 1 Million Listings

    8095 Rr 2618 Rd Mason, TX 76856

    Sponsored
    For Sale
    Pending
    $2,700,000

    Farm - Mason, TX

    Type:Farm
    Property size:
    3,217 SF
    Lot size:
    200.00 Acres
    Days on Market:
    123
    Last Refresh:
    Jan 23 at 6:06 pm

    Property Features for 8095 Rr 2618 Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Pending
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    3
    APN
    012007
    Exterior features
    Fencing
    Fencing
    Fenced
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Oven - Double, Refrigerator, Trash Compactor, Washer
    Size
    3,217 SF
    Lot size
    200.00 Acres

    Utilities

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

    Building Details

    Year built
    2003
    Flooring type
    Carpet, Tile
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Lynnard Nobles

    Jim Berry Hill Country Ranch Sales LLC (512) 756-9230

    Listing agent Lynnard Nobles (512) 756-9230 License #0231173

    Listing date Sep 23, 2025

    MLS# 171559 Listing URL

    Copyright © 2026 Highland Lakes Association of Realtors 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

    Secluded Ranch with Custom Stone Home

    This 200-acre ranch offers seclusion and privacy. Located away from the paved farm to market road, the property features a two-story Austin Stone home built in 2003. The home's entryway showcases homegrown mesquite trim that accents the custom staircase. The great room includes a vaulted ceiling and a wood-burning fireplace. An archway leads to the dining room, which features multiple windows. The keeping room provides a cozy space adjacent to the open kitchen. The kitchen is equipped with double ovens, an electric cooktop, an appliance garage, and a small beverage refrigerator at the bar, as well as ample cabinet and counter space. The master bedroom has double glass doors that open into the sunroom. The master bath includes a shower and soaking tub surrounded by glass blocks. Across from the master bedroom is a home office/sitting room. A powder room is located between the office and utility room. The utility room features a granite countertop, a deep laundry sink, and space for a deep freeze. The hall leads to an oversized two-car garage and a small workshop with storage space. Upstairs, there are two guest bedrooms and an open deck above the sunroom. The property is located in Mason, TX.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Mason
    County
    Mason
    State
    Texas
    Longitude
    -99.12845066
    Latitude
    30.833245028

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    FAQs

    What type of property is this?
    Farm - 200-acre ranch featuring a custom-built Austin Stone home.
    Where is this farm located?
    The property is located at 8095 Rr 2618 Rd Mason, TX.
    What is the asking price?
    The asking price for this property is $2,700,000.
    What are key features of this property?
    This property features: - 200 acres of secluded and private land.; - Beautiful Austin Stone two-story home built in 2003.; - Custom mesquite trim, vaulted ceiling, and wood-burning fireplace in the great room.
    (830) 798-5145
    Request Owner's contact information
    8095 Rr 2618 Rd Mason, TX 76856
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    Mason, TX 76856
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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
    8095 Rr 2618 Rd Mason, TX 76856
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    We can help!
    Listing Contact
    Lynnard Nobles
    Real Estate License ID: 0231173
    (830) 798-5145
    Learn more
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