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

    92.195 Acres Tbd County Rd 434 De Leon, TX 76446

    Sponsored
    For Sale
    $898,901

    Ranch - De Leon, TX

    Type:Ranch
    Lot size:
    92.20 Acres
    Days on Market:
    9
    Last Refresh:
    Jan 28 at 3:06 am

    Property Features for 92.195 Acres Tbd County Rd 434

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    000000012795
    Exterior features
    Fence
    Fencing
    Fenced
    Lot size
    92.20 Acres

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Byrl Cogburn

    Cogburn Real Estate (254) 734-5974

    Listing agent Byrl Cogburn (254) 893-6666 License #0405786

    Listing date Jan 20, 2026

    MLS# 21158910 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

    De Leon Ranch with Wildlife

    Offered for sale for the first time since 1936, this 92.195-acre ranch is located near De Leon, Texas. The property features over one-half mile of shared boundary next to the restricted Upper Leon Wildlife Management Area. Note that the property line does not extend to the Leon River, as the river is entirely within the management area. The wildlife management area permits small game and wild hog hunting, making this property suitable for hunting Whitetail deer, wild turkey, hogs, and other wildlife. Approximately 70 acres of the land are within the US Corps of Engineers Lake Proctor flowage easement flood plain, which may result in occasional water on the land. The bottomland includes numerous pecan trees, and the terrain is rolling. Fencing is new on the north boundary and along the west side where it joins the wildlife management area, as well as part of the fencing along CR 434. The property has a small amount (about 75-100') of frontage next to the bridge on CR 446, with a gate. A small stock pond and a fair but usable cattle pen are present. Additionally, there is a small cement crossing and dam on Mill Branch which holds water and attracts wildlife.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    De Leon
    County
    Comanche
    State
    Texas
    Longitude
    -98.48725702
    Latitude
    32.04831036

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    FAQs

    What type of property is this?
    Ranch - 92.195 acre ranch near De Leon, Texas, hunter's paradise.
    Where is this ranch located?
    The property is located at 92.195 Acres Tbd County Rd 434 De Leon, TX.
    What is the asking price?
    The asking price for this property is $898,901.
    What are key features of this property?
    This property features: - 92+ acres of bottomland bordering the Upper Leon Wildlife Management Area.; - Abundant wildlife (Whitetail deer, wild turkey, hogs) ideal for hunting.; - Over one-half mile of shared boundary with the restricted Upper Leon Wildlife Management Area.
    (254) 893-6666
    Request Owner's contact information
    92.195 Acres Tbd County Rd 434 De Leon, TX 76446
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    De Leon, TX 76446
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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
    92.195 Acres Tbd County Rd 434 De Leon, TX 76446
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    We can help!
    Listing Contact
    Byrl Cogburn
    Real Estate License ID: 0405786
    (254) 893-6666
    Learn more
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