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    Turnkey Blackwell Game Ranch Title is generated by Realmo AI

    Buffalo4 Ranch CR 290, Blackwell, TX 79506

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    Claim this Listing
    For Sale
    $6,100,000

    Barndominium, Farm/Ranch - Blackwell, TX

    Type:Farm
    Property size:
    2,214 SF
    Lot size:
    1,137.00 Acres
    Price / SF:
    $2,755/SF
    Added:
    Dec 15, 2025
    Days on Market:
    167
    Last Refresh:
    May 31 at 7:06 pm

    Property Features for Buffalo4 Ranch CR 290

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    4
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Driveway, Garage, Heated
    Patio and Porch features
    Patio, Porch
    Interior features
    Built-in Features, Built-in Wine Cooler, Decorative Lighting, Double Vanity, Eat-in Kitchen, High Speed Internet Available, Kitchen Island, Open Floorplan, Pantry, Sound System Wiring, Vaulted Ceiling(s), Walk-in Closet(s), Wet Bar
    Exterior features
    Covered Patio/Porch, Fire Pit, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Dishwasher, Microwave, Oven - Double, Washer, Water - Filter
    Standard status
    Active
    APN
    N1174000101
    Size
    2,214 SF
    Lot size
    1,137.00 Acres

    Utilities

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

    Building Details

    Year built
    2022
    Floors in Building
    2
    Flooring type
    Vinyl
    Building materials
    Metal Siding
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Matt Milligan
    Matt Milligan

    Listing agent Matt Milligan License #0500456

    Listing office Trinity Country Real Estate 208 N. Main #100, Weatherford, TX

    Listing date Dec 15, 2025

    MLS# 21133194 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

    • Turnkey premier game ranch spanning 1,137+ high‑fenced acres with abundant and diverse wildlife.
    • Exceptional water resources featuring 7 ponds, 2 electric wells with filtration, and 3 solar wells feeding troughs.
    • Luxury main home (2,214 sq ft, built 2022) with lodge‑style living, high‑end finishes, and insulated garage with commercial‑grade refrigeration.
    • Extensive ranch infrastructure including established food plots, feeders, hunting stands, processing area with walk‑in freezer, and equipment barn.
    • Second home (1,683 sq ft, built 2017) with updated features and full‑length back porch.
    • Significant elevation change (380 ft), mature oak motts, and diverse terrain providing scenic views and varied habitats.

    Overview

    Buffalo 4 Ranch is a 1,137+ acre turnkey high-fenced property in Blackwell, Texas, located in Nolan and Runnels Counties. The ranch features 380 feet of elevation change, rolling hills, mature oak motts, mesquite, cedar, plum thickets, diverse grasses, and approximately 150 acres of established food plots. Water resources include 7 ponds, 2 electric water wells with filtration systems for both homes, and 3 solar wells feeding troughs throughout the ranch. The property is abundant with wildlife, including Whitetail (Boone & Crockett to 300 ft+), Axis, Fallow, Blackbuck, Transcaspian sheep, turkey, quail, dove, ducks, and hogs. Ranch infrastructure includes 13 corn feeders, 12 protein feeders, and 11 hunting stands. The main home, built in 2022, offers 2,214 sq ft of luxury lodge-style living with 18 ft ceilings, quartz countertops, custom finishes, mud-utility rooms, and a 37x40 insulated garage with a commercial fridge freezer, ice machine, and temp-controlled half bath. A 40x10 covered processing area includes a walk-in freezer and electric winch. Large covered porches overlook the ranch. The second home, built in 2017, provides 1,683 sq ft of living space with granite counters, knotty alder cabinets, stained concrete floors, new HVAC, and a full-length back porch. Additional improvements include a tractor-equipment barn, two 300-gallon fuel tanks, a 15,000 lb split feed silo, cow pens, an interior road system, and full perimeter high fencing. The ranch is offered turnkey.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Blackwell
    County
    Nolan
    State
    Texas
    Longitude
    -100.337
    Latitude
    32.118

    FAQs

    What type of property is this?
    Ranch - Premier high-fenced game ranch with luxury lodge-style living.
    Where is this ranch located?
    The property is located at Buffalo4 Ranch CR 290 Blackwell, TX.
    What is the asking price?
    The asking price for this property is $6,100,000.
    What are key features of this property?
    This property features: Turnkey premier game ranch spanning 1,137+ high‑fenced acres with abundant and diverse wildlife.; Exceptional water resources featuring 7 ponds, 2 electric wells with filtration, and 3 solar wells feeding troughs.; **Luxury main home (2,214 sq ft, built 2022) with lodge‑style living, high‑end finishes, and insulated garage with commercial‑grade refrigeration.**
    (817) 594-8183
    We can help!
    Listing Contact
    Matt Milligan
    Matt Milligan
    Real Estate License ID: 0500456
    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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