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    Agricultural Land Tract with Road Frontage Title is generated by Realmo AI

    County Road 431, Muenster, TX 76252

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    For Sale
    $349,900

    LAND - Other - Muenster, TX

    Lot size:
    19.64 Acres
    Added:
    May 29, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 4 at 1:06 am

    Property Features for County Road 431

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    5950
    Lot size
    19.64 Acres

    Taxes and HOA fees

    Tax Description
    WHITESIDE H 1083 ACRES 19.64
    Tax Annual Amount
    24

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Mike Morris

    Listing agent Mike Morris License #0654696

    Listing office Mossy Oak Properties- Cross Timbers Land & Home, LLC 200 N. Dixon St., Dallas, TX

    Listing date May 29, 2026

    MLS# 21282865 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

    • 19.64‑acre tract just outside Muenster in Cooke County, Texas, with Ag exemption in place
    • Approximately 625' of road frontage
    • Primarily level land with only about 10 feet of elevation change
    • Suitable for building a home and outbuildings such as a barn or shop, or for ranch/ag use
    • Near Muenster with access to Gainesville, Denton, Dallas, Fort Worth, Sherman, and Denison

    Overview

    This offering is a 19.64-acre tract of agricultural land in Cooke County, Texas, located just outside Muenster. The property is primarily level with approximately 10 feet of elevation change, which can support a variety of rural build-and-operate plans. It is currently under an agricultural exemption, and the open layout provides space for uses such as livestock, hay production, or a barn, shop, and ranch setup.

    The tract includes approximately 625 feet of road frontage, providing direct access to the property from the adjoining road. The listing notes that the land is near Muenster and within commuting distance of Gainesville, Denton, Dallas, Fort Worth, Sherman, and Denison, balancing rural privacy with access to major employment and service areas.

    For buyers seeking acreage, this tract offers a practical combination of usable, relatively level topography and long road frontage for future planning. It may fit owner-users who want country living with room for agriculture-related operations, or investors looking to acquire farmland acreage with an existing agricultural exemption. An adjoining 19.64 acres may also be purchased, offering an option to expand holdings if desired.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Muenster
    County
    Cooke
    State
    Texas
    Longitude
    -97.410304
    Latitude
    33.719545

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Level acreage with agricultural exemption and about 625 feet of road frontage for country homes or farm use.
    Where is this agricultural land / farmland located?
    The property is located at County Road 431 Muenster, TX.
    What is the asking price?
    The asking price for this property is $349,900.
    What are key features of this property?
    This property features: 19.64‑acre tract just outside Muenster in Cooke County, Texas, with Ag exemption in place; Approximately 625' of road frontage; Primarily level land with only about 10 feet of elevation change
    (972) 931-1400
    We can help!
    Listing Contact
    Mike Morris
    Real Estate License ID: 0654696
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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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