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    Tbd FM 2486 Gustine, TX 76455

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    For Sale
    $1,566,250

    Unimproved Land - Gustine, TX

    Type:Unimproved Land
    Lot size:
    175.00 Acres
    Added:
    Aug 28, 2025
    Days on Market:
    252
    Last Refresh:
    May 6 at 2:06 am

    Property Features for Tbd FM 2486

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    9587
    Lot size
    175.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Josh Mehaffey

    Listing agent Josh Mehaffey License #0453649

    Listing office Live Oak Properties 915 N US Hwy 281, Hamilton, TX

    Listing date Aug 28, 2025

    MLS# 20996341 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.

    Overview

    175 Acres of Natural Beauty

    This 175-acre property in Eastern Comanche County features varied topography with elevation changes and multiple potential building sites offering views. Located at the end of a private lane, the ranch provides privacy and controlled access to FM 2486. The land includes native vegetation, creating a habitat for wildlife with hardwood trees, brush, and browse. Tree species include Post Oak, Live Oak, Blackjack Oak, Elm, Sugar Hackberry, mesquite, and some Juniper. A variety of native brush and browse species provide natural forage for wildlife. A pond in the northeast corner offers a water source for livestock and wildlife. There is also a small seasonal pond and natural drainages suitable for additional ponds or a small lake. Comanche County Electric Coop provides electricity with a meter base at the front of the property near old cattle pens. A water well will need to be drilled for domestic water; nearby wells are recorded in the 300-400 ft range and producing approximately 20 GPM. This property is suitable for hunting, outdoor activities, or building a home.
    Location Intelligence

    Current Use by Public Records

    Agricultural properties

    Map

    City
    Gustine
    County
    Comanche
    State
    Texas
    Longitude
    -98.3611
    Latitude
    31.8596

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    FAQs

    What type of property is this?
    Land - Eastern Comanche County property with diverse topography and abundant wildlife.
    Where is this land located?
    The property is located at Tbd FM 2486 Gustine, TX.
    What is the asking price?
    The asking price for this property is $1,566,250.
    What are key features of this property?
    This property features: 175 acres of land offering privacy and seclusion; Great topography with multiple elevated sites offering fantastic views; Abundant native vegetation creating excellent wildlife habitat
    (254) 386-9169
    We can help!
    Listing Contact
    Josh Mehaffey
    Real Estate License ID: 0453649
    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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