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    Agricultural Land for Livestock Use Title is generated by Realmo AI

    965 CR 415, Comanche, TX 76442

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    Claim this Listing
    For Sale
    $182,070

    LAND - Comanche, TX

    Lot size:
    20.23 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    39
    Last Refresh:
    Jun 6 at 3:06 pm

    Property Features for 965 CR 415

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    000000007543
    Lot size
    20.23 Acres

    Taxes and HOA fees

    Tax Description
    A00036 BLAKEMORE, JOSEPH J., ACRES 62.13
    Tax Annual Amount
    166

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Vicky Tarver
    Vicky Tarver

    Listing agent Vicky Tarver License #0773163

    Listing office ARMSTRONG REAL ESTATE Comanche, TX

    Listing date Apr 29, 2026

    MLS# 21181407 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.

    HighLights

    • 20.23‑acre parcel currently supporting cattle
    • Well water on the property
    • Native grasses and open pasture for grazing and farming
    • Land suited for livestock, equine use, or hay production
    • About 13 minutes from downtown Comanche

    Overview

    Offered for sale, this 20.23-acre agricultural parcel is set up for productive, land-based operations. The property is currently supporting cattle and features native grasses with open pasture, creating suitable conditions for grazing and hay production. It also offers flexibility for equine use for buyers looking to expand a ranch or diversify how the land is utilized.

    Located in Comanche County near Comanche, the property is described as being about 13 minutes from downtown Comanche, balancing rural privacy with practical access to shopping, dining, and schools. The listing presents the site as a convenient country option for those who want acreage while still keeping nearby everyday destinations within reach.

    This tract is likely to appeal to investors and operators seeking Texas land with an active agricultural foundation. With its existing cattle support and pasture profile, it may fit buyers who want to continue livestock production or use the open acreage for hay and related farming activities. The combination of productivity and country setting also makes it a strong candidate for buyers planning an expanded ranching or equine-oriented property over time.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Comanche
    County
    Comanche
    State
    Texas
    Longitude
    -98.582955
    Latitude
    31.979441

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    FAQs

    What type of property is this?
    Ranch - A 20+ acre pasture parcel currently supporting cattle, with native grasses suited for grazing and hay production.
    Where is this ranch located?
    The property is located at 965 CR 415 Comanche, TX.
    What is the asking price?
    The asking price for this property is $182,070.
    What are key features of this property?
    This property features: 20.23‑acre parcel currently supporting cattle; Well water on the property; Native grasses and open pasture for grazing and farming
    (254) 842-7612
    We can help!
    Listing Contact
    Vicky Tarver
    Vicky Tarver
    Real Estate License ID: 0773163
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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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