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    Simpson Ranch Road Runge, TX 78151

    View on Map
    For Sale
    $837,000

    LAND - Runge, TX

    Lot size:
    108.19 Acres
    Added:
    Nov 22, 2025
    Days on Market:
    135
    Last Refresh:
    Apr 6 at 4:06 am

    Property Features for Simpson Ranch Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    9971
    Lot size
    108.19 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    304 F LEAL
    Tax Annual Amount
    97

    Utilities

    Sewer type
    Septic Needed
    Water source
    Private, Well

    We can help!

    Listing Contact
    Louise Baumann

    Listing agent Louise Baumann License #0494314

    Listing office Century 21 Running S Realty 800 W Main St, TX

    Listing date Nov 22, 2025

    MLS# 598602

    Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Versatile Ranch Land in Runge, TX

    This versatile 108.19-acre ranch is located in DeWitt County, offering approximately 2742.88 feet of paved Simpson Ranch County Road frontage. It combines features ideal for ranching, recreation, or a private homestead. The property includes cattle working pens, a small tank, wildlife habitat, and a natural feature that adds character to the land. The ranch offers cleared pasture suitable for grazing or future improvements, along with some wooded areas that provide privacy and opportunities for hunting or outdoor activities. The property is mostly a blank canvas, offering wide-open possibilities for development or personal use. There are two water wells, one working and one in unknown condition. The perimeter of the ranch is fully fenced. While there are no existing structures, the cleared pasture areas and gentle terrain provide an ideal foundation for building a home, ranch facilities, or other improvements to suit your needs. The sale includes surface rights only.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Runge
    County
    Karnes
    State
    Texas
    Longitude
    -97.7052
    Latitude
    28.8767

    FAQs

    What type of property is this?
    Ranch - 108.19 acre ranch with pasture, fencing, and development potential.
    Where is this ranch located?
    The property is located at Simpson Ranch Road Runge, TX.
    What is the asking price?
    The asking price for this property is $837,000.
    What are key features of this property?
    This property features: 108.19 acre property ideal for ranching, recreation, or private homestead.; Enjoy approximately 2742.88 feet of paved Simpson Ranch County Road frontage.; Cleared pasture suitable for grazing or future improvements.
    (210) 482-9957
    We can help!
    Listing Contact
    Louise Baumann
    Real Estate License ID: 0494314
    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.

    More about this property
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