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    Working Cattle Ranch with Improvements Title is generated by Realmo AI

    1095 FM 194, Blossom, TX 75416

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    Claim this Listing
    Pending
    $1,650,000

    LAND - Blossom, TX

    Lot size:
    248.04 Acres
    Added:
    Apr 2, 2026
    Days on Market:
    63
    Last Refresh:
    Jun 3 at 4:06 pm

    Property Features for 1095 FM 194

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Pending
    APN
    104396
    Lot size
    248.04 Acres

    We can help!

    Listing Contact
    Clayton Pilgrim
    Clayton Pilgrim

    Listing agent Clayton Pilgrim

    Listing office Century 21 Harvey Properties-P Bonham, TX

    Listing date Apr 2, 2026

    MLS# 21151215 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

    • 248.04± acre working cattle ranch east of Blossom, Texas (1.8 miles; 1095 FM 194).
    • Ranch improvements include a 2,241 SF home built in 2007 plus a 2,024 SF insulated, heated‑and‑cooled shop with storage rooms and restroom.
    • Livestock setup features (2) sets of working pens with covered working area attached to the hay barn, rotational grazing pastures, and alleys to funnel cattle to pens.
    • Horse and equipment facilities include a 3,640 SF horse barn (10+ stalls), newly constructed round pen, 616 SF horse wash and working area, and multiple barns.
    • Water and drainage include county water and onsite stock ponds totaling 3+ acres of surface water, with Cuthand Creek dissecting the property.
    • Pasture and wildlife include Coastal Bermuda, Dallis, Bahia, Annual Rye, and native species, plus hardwood areas and creek frontage for game animals.

    Overview

    Mirza Ranch is a 248-acre working cattle ranch with a complete set of operational improvements designed for livestock handling and daily ranch work. The property includes a substantial home and a heated and cooled shop with storage and restroom, along with a carport. Multiple livestock and hay facilities support year-round needs, including a 3,640 SF horse barn with 10+ stalls, a round pen, a 616 SF horse wash and working area, and several additional barns totaling large hay storage and stall space. The ranch is further supported by cross-fenced pastures with alleys that move livestock efficiently to working pens, plus scattered hardwoods and creek areas that contribute seasonal drainage and wildlife cover.

    Access is available from FM-194, with the ranch located near the town of Blossom and only minutes from Paris. Pastures are arranged for rotational grazing, and the property includes multiple stock ponds totaling 3+ acres of surface water. County water and electric are in use on site, supporting ongoing operations.

    This ranch is suited to buyers seeking an owner-operated cattle platform that can accommodate cow-calf or yearling production, based on its established working layout and past Charolais use. With its combination of fencing, working pens, and extensive barn infrastructure, it also offers flexibility for operators who value practical improvements alongside productive grazing and recreational attributes.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Building Supply Hair Salon Hotel & Motel Department Store HVAC Service Grocery & Convenience Store Car Rental Facility (Bike/Boat/Book/etc) Store Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Blossom
    County
    Lamar
    State
    Texas
    Longitude
    -95.349673
    Latitude
    33.654953

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    FAQs

    What type of property is this?
    Ranch - Turnkey cattle operation setup with cross-fenced pastures, working pens, and multiple barns on productive grazing land.
    Where is this ranch located?
    The property is located at 1095 FM 194 Blossom, TX.
    What is the asking price?
    The asking price for this property is $1,650,000.
    What are key features of this property?
    This property features: 248.04± acre working cattle ranch east of Blossom, Texas (1.8 miles; 1095 FM 194).; Ranch improvements include a 2,241 SF home built in 2007 plus a 2,024 SF insulated, heated‑and‑cooled shop with storage rooms and restroom.; Livestock setup features (2) sets of working pens with covered working area attached to the hay barn, rotational grazing pastures, and alleys to funnel cattle to pens.
    (903) 583-3188
    We can help!
    Listing Contact
    Clayton Pilgrim
    Clayton Pilgrim
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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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