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    Secluded West Texas Acreage with Cabin Title is generated by Realmo AI

    Lot 92 Northridge, Comstock, TX 78837

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    Claim this Listing
    For Sale
    $168,855

    Acreage - Comstock, TX

    Type:Single Family Residence
    Property size:
    260 SF
    Lot size:
    112.57 Acres
    Price / SF:
    $649/SF
    Added:
    Jan 14, 2026
    Days on Market:
    141
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for Lot 92 Northridge

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Zoning
    Residential Single Family
    Exterior features
    Cabin
    Standard status
    Active
    Size
    260 SF
    Lot size
    112.57 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    115

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Wayne Lewis

    Listing agent Wayne Lewis

    Listing office Circle L Realty 939 Lago Vista Dr, Del Rio, TX

    Listing date Jan 14, 2026

    MLS# 208044 Listing URL

    Copyright © 2026 Del Rio Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 112.57 acres of secluded West Texas land in Val Verde County, offering privacy and rugged scenery.
    • Cozy 260± sq ft solar‑powered cabin, ideal for weekend getaways, hunting trips, or off‑grid relaxation.
    • Located in a well‑established subdivision with access to a community water source and an active Property Owners Association.
    • Under a Wildlife Management plan, allowing for low property taxes (approximately $115 in 2025) due to agricultural valuation.
    • Abundant wildlife, including whitetail deer, axis deer, aoudad, turkey, quail, and dove, with hunting blinds and feeders already in place.
    • Scenic landscape with dramatic ridges, rugged canyon terrain, and diverse vegetation, reflecting classic West Texas character.

    Overview

    Shadow Ridge Ranch, located in Val Verde County near Comstock, Texas, offers 112.57 acres of secluded, rugged scenery. Situated approximately 12.5 miles off Ranch to Market Road 1024 on Blue Hills Road, the property provides privacy while remaining accessible to town. A 260± sq ft cabin, powered by solar panels, is located on the property, making it suitable for weekend getaways, hunting trips, or off-grid relaxation. A solar-powered shower setup will convey, along with existing hunting blinds and feeders. The ranch has not been hunted in several years and has been primarily used for its scenic value and peaceful solitude. The area is characterized by wide-open landscapes, dramatic ridges, and rugged canyon terrain. The property is located in a well-established subdivision with access to a community water source; water can be hauled to the property using water totes. The Verde West Property Owners Association is active, with annual dues of approximately $150 per tract, which help maintain roads, community wells, and shared amenities. The property is under a Wildlife Management plan, allowing it to retain an agricultural valuation. Wildlife includes whitetail deer, axis deer, and aoudad, along with turkey, quail, dove, and various songbirds. Bobcats, foxes, and the occasional mountain lion are also known to roam the region. Vegetation includes cedar, mesquite, persimmon, sotol, cenizo, prickly pear, and scattered live oaks. The combination of open views, broken terrain, and thick brush gives Shadow Ridge Ranch its classic West Texas character. The property is zoned for residential single-family use.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Comstock
    County
    Val Verde
    State
    Texas
    Longitude
    -101.415
    Latitude
    29.9831

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    FAQs

    What type of property is this?
    Ranch - 112.57 acres with cabin near Comstock, Texas.
    Where is this ranch located?
    The property is located at Lot 92 Northridge Comstock, TX.
    What is the asking price?
    The asking price for this property is $168,855.
    What are key features of this property?
    This property features: 112.57 acres of secluded West Texas land in Val Verde County, offering privacy and rugged scenery.; Cozy 260± sq ft solar‑powered cabin, ideal for weekend getaways, hunting trips, or off‑grid relaxation.; Located in a well‑established subdivision with access to a community water source and an active Property Owners Association.
    (830) 719-2799
    We can help!
    Listing Contact
    Wayne Lewis
    Learn More
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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.

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