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    Turnkey Hunting and Recreational Ranch Title is generated by Realmo AI

    1245 County Road 349, Rotan, TX 79546

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    Claim this Listing
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    For Sale
    $850,000

    West Texas ranch with creek-bottom terrain, wildlife habitat, and an equipped 2017 mobile home.

    Type:Farm & Ranch
    Lot size:
    200.00 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 1:46 am

    Property Features for 1245 County Road 349

    General Information

    Standard status
    Active
    Lot size
    200.00 Acres
    Property subtype
    Farm & Ranch

    Building Details

    Year Built
    2017

    We can help!

    Listing Contact
    Caleb Masters

    Listing agent Caleb Masters License #0699530

    Listing office Clark Real Estate Group

    Listing date Jun 3, 2026

    Source Signaturere

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Clark Real Estate Group

    HighLights

    • 200‑acre Fisher County ranch with mesquite‑topped canyons and a winding grassy creek bottom supplied by Rough Creek
    • Over 160‑foot elevation change with scenic canyon views and diverse terrain
    • Wildlife reported including whitetail deer, mule deer, turkey, Russian boar, quail, dove, and aoudad sheep
    • 2017 fully‑furnished 3‑bedroom, 2‑bath mobile home with back patio overlooking the creek and surrounding landscape
    • 30x40 barn with electricity, livestock pens, storage shed, and a water well on site

    Overview

    Rough Creek Ranch is a 200-acre property in Fisher County featuring rugged terrain with more than 160 feet of elevation change, mesquite-topped canyons, and a winding grassy creek bottom. The area is described as wildlife habitat, with game listed including whitetail deer, mule deer, turkey, Russian boar, quail, dove, and aoudad sheep.

    Improvements include a fully furnished 3-bedroom, 2-bath mobile home built in 2017 with a back patio positioned to overlook the creek and surrounding landscape. Additional onsite infrastructure comprises a 30x40 barn with electricity, livestock pens, a storage shed, and a water well, supporting both recreation and practical ranch use.

    The property is suited to buyers looking for a turnkey recreational ranch with established living accommodations and working support structures for livestock and hunting. With privacy emphasized in the remarks and driving access described to Rotan and larger West Texas markets, it offers a self-contained setup for weekend use or longer stays, depending on how you plan to operate the land.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Rotan
    County
    Fisher
    State
    Texas
    Longitude
    -100.61763
    Latitude
    32.868201

    Nearby Similar for Sale

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      Rough Creek Ranch combines hunting-ready terrain, wildlife habitat, and a furnished 2017 mobile home for immediate recreational use.
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      Cultivated Farmland with Paved Frontage

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    FAQs

    What type of property is this?
    Ranch - West Texas ranch with creek-bottom terrain, wildlife habitat, and an equipped 2017 mobile home.
    Where is this ranch located?
    The property is located at 1245 County Road 349 Rotan, TX.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: 200‑acre Fisher County ranch with mesquite‑topped canyons and a winding grassy creek bottom supplied by Rough Creek; Over 160‑foot elevation change with scenic canyon views and diverse terrain; Wildlife reported including whitetail deer, mule deer, turkey, Russian boar, quail, dove, and aoudad sheep
    (254) 246-5705
    We can help!
    Listing Contact
    Caleb Masters
    Real Estate License ID: 0699530
    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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