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    8281 Shirley Francis Rd Greenwood, LA 71129

    Sponsored
    For Sale
    $715,000

    Farm/Ranch - Greenwood, LA

    Type:Farm
    Property size:
    2,600 SF
    Lot size:
    31.80 Acres
    Days on Market:
    10
    Last Refresh:
    Feb 21 at 7:06 pm

    Property Features for 8281 Shirley Francis Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    3
    APN
    161506-000-0031-00
    Parking features
    Garage, Gated, RV, Workshop
    Interior features
    Built-in Features, Double Vanity, Kitchen Island, Pantry, Walk-in Closet(s)
    Exterior features
    Rv Hookup, Stable/Barn, Fence
    Dock
    1
    Fencing
    Fenced
    Appliances
    Dishwasher, Washer, Water - Filter, Water - Softener
    Size
    2,600 SF
    Lot size
    31.80 Acres

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    2022
    Floors in Building
    1
    Flooring type
    Vinyl
    Architectural style
    Ranch
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Jennifer Hulbert

    Osborn Hays Real Estate, LLC (318) 218-7418

    Listing agent Jennifer Hulbert (318) 603-3641 License #0995714992

    Listing date Feb 12, 2026

    MLS# 21177906 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

    Greenwood Farm/Ranch with Equestrian Features

    Located on approximately 31.8 acres in Greenwood, Louisiana, this property combines residential living with equestrian amenities. A stocked pond offers opportunities for recreation and views from the home and surrounding acreage. Equestrian and agricultural improvements include two barns. The first barn has three horse stalls, a chicken coop, a storage room, and a loft area. The second barn measures 50 feet by 100 feet and contains a remodeled efficiency apartment with one and a half bathrooms. Electrical infrastructure has been updated to provide power and lighting to the barns, pavilion, and four gated pasture areas. A 2022 Clayton manufactured home includes four bedrooms, three full bathrooms, a dedicated office, and two living areas, plus a rear deck overlooking the pond. Additional features include four 50-amp RV hookups (one with septic), three water wells with updated plumbing, and a full filtration system including a carbon filter and water softener for the primary well. Pipe fencing and holding areas are designed for future stall or livestock expansion, and there are multiple fenced and cross-fenced pasture sections. The property is located near Greenwood and I-20, offering flexibility for equestrian use, hobby farming, recreation, or multi-generational living.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Map

    City
    Greenwood
    County
    Caddo
    State
    Louisiana
    Longitude
    -93.944104
    Latitude
    32.409135

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    FAQs

    What type of property is this?
    Horse & equestrian property - 31.8-acre farm/ranch with equestrian facilities, pond, and updated home.
    Where is this horse & equestrian property located?
    The property is located at 8281 Shirley Francis Rd Greenwood, LA.
    What is the asking price?
    The asking price for this property is $715,000.
    What are key features of this property?
    This property features: - 31.8-acre property ideal for equestrian use, hobby farming, recreation, or multi-generational living.; - Two barns: one with horse stalls, chicken coop, storage, and loft; the other a **50’ x 100’ multi-purpose barn with a remodeled efficiency apartment (1.5 baths).**; - **2022 Clayton manufactured home featuring 4 bedrooms, 3 full baths, office, 2 living areas, and pond-view deck.**
    (318) 603-3641
    Request Owner's contact information
    8281 Shirley Francis Rd Greenwood, LA 71129
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    Greenwood, LA 71129
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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
    8281 Shirley Francis Rd Greenwood, LA 71129
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    We can help!
    Listing Contact
    Jennifer Hulbert
    Real Estate License ID: 0995714992
    (318) 603-3641
    Learn more
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