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    80-Acre Development-Ready Farmland Tract Title is generated by Realmo AI

    10628 County Road 103, Grandview, TX 76050

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    Claim this Listing
    For Sale
    $1,680,000

    LAND - Grandview, TX

    Lot size:
    80.00 Acres
    Added:
    Jan 10, 2026
    Days on Market:
    144
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for 10628 County Road 103

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    126-0338-00030
    Lot size
    80.00 Acres

    We can help!

    Listing Contact
    Crystal Holmes

    Listing agent Crystal Holmes License #0473405

    Listing office Grandview Real Estate Grandview, TX

    Listing date Jan 10, 2026

    MLS# 21149532 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

    • 80 acres in Grandview School District with road frontage on CR 204 and CR 103
    • Land currently cultivated for hay and has been farmed for over 100 years
    • Seller plans subdivision into (5) 5‑acre parcels, (4) 10‑acre parcels, or (1) 15‑acre parcel; larger parcels may be available
    • No manufactured homes and no pig farms; restrictions also limit use of junkyards/junk vehicles and require minimum 2000 SF site‑built homes
    • Minimum 80% masonry on exterior; barndominiums allowed; maximum one home per 5‑acre tract
    • Water well and onsite septic must be installed; buyer should verify electrical and water needs for development

    Overview

    This 80-acre farmland tract is currently cultivated for hay and has been farmed for over 100 years. The property offers extensive road frontage and presents a clean, development-minded option for buyers. The seller indicates the land can be subdivided into multiple configurations, including five 5-acre parcels, four 10-acre parcels, or one 15-acre parcel, with the possibility of larger parcels by request.

    The acreage fronts on CR 204 and CR 103, providing practical access for future planning and development. The property does not have road frontage on FM 916 but is very close. Prospective buyers should verify utility availability, including electrical and water requirements for development. Water well and onsite septic will need to be installed.

    The tract may appeal to investors, developers, or operators looking for flexible land planning. Existing restrictions prohibit manufactured homes and pig farms, and limit uses such as junkyards or junk vehicles. Site built homes must meet a minimum 2,000 square feet and require at least 80% masonry on exterior, while barndominiums are allowed. The seller will not pay rollback taxes, and the gas well site referenced is not located on the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Big Box & Wholesale Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Grandview
    County
    Johnson
    State
    Texas
    Longitude
    -97.130084
    Latitude
    32.296338

    Nearby Similar for Sale

    • $999,000

      Agricultural Land with Ponds and Creek

      Fenced 87.5-acre tract with four stocked ponds, a seasonal creek, and strong road frontage for ranching or development.
      County Road 307, Grandview, TX 76050
      View Details
    • $194,997

      Platted Farmland Development Tracts

      Clean, cultivated farmland with substantial road frontage and development-minded restrictions to support planning and long-term use.
      CR 204 lot: 2, Grandview, TX 76050
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Cultivated hay ground with strong county road frontage and subdivision flexibility for future development use.
    Where is this agricultural land / farmland located?
    The property is located at 10628 County Road 103 Grandview, TX.
    What is the asking price?
    The asking price for this property is $1,680,000.
    What are key features of this property?
    This property features: 80 acres in Grandview School District with road frontage on CR 204 and CR 103; Land currently cultivated for hay and has been farmed for over 100 years; Seller plans subdivision into (5) 5‑acre parcels, (4) 10‑acre parcels, or (1) 15‑acre parcel; larger parcels may be available
    (817) 866-3339
    We can help!
    Listing Contact
    Crystal Holmes
    Real Estate License ID: 0473405
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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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