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    Turnkey Ranch with Multiple Pastures Title is generated by Realmo AI

    5451 Bado Rd, Cabool, MO 65689

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    For Sale
    $4,500,000

    Working ranch setup with cross-fencing, water infrastructure, and hay and livestock facilities across over 800 acres.

    Type:Farm
    Property size:
    1,510 SF
    Lot size:
    800.00 Acres
    Price / SF:
    $2,980/SF
    Added:
    Nov 26, 2024
    Days on Market:
    557
    Last Refresh:
    Jun 5 at 2:11 am

    Property Features for 5451 Bado Rd

    General Information

    Standard status
    Active
    Size
    1,510 SF
    Lot size
    800.00 Acres
    Property subtype
    Farm

    We can help!

    Listing Contact
    Tyler Gerling

    Listing agent Tyler Gerling

    Listing office Living The Dream, Inc.

    Listing date Nov 26, 2024

    Source Exprealty

    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 Living The Dream, Inc.

    HighLights

    • Over 800 acres in Texas County, Missouri, with 90% pasture and remaining mature woods
    • Two homes on the property: one recently remodeled with new HVAC, new windows, and a new septic system; second home fully redone with new windows and new HVAC
    • 11 separate pastures, with 9 pastures equipped with automatic waterers fed by three wells
    • Water features include 5 spring‑fed ponds, over 9 live springs, and multiple spring‑fed creeks for year‑round water supply
    • Cross‑fenced, well‑maintained ranch with multiple spring‑fed creeks and new fencing in place
    • Working infrastructure includes 3 hay barns, well‑equipped shop, working barn with 3 corrals, large arena with runs, 2 grain bins, and an equipment barn

    Overview

    Open Lock Ranch is an operating ranch property located at 5451 Bado Rd in Cabool, Missouri, offering over 800 acres of pasture and mature woods. The land is divided into 11 separate pastures, with 9 pastures equipped with automatic waterers supplied by three wells. Water features include five spring-fed ponds, more than nine live springs, and multiple spring-fed creeks designed to support year-round availability.

    The ranch includes two homes. The main home has been recently updated with new HVAC systems, new windows, and a new septic system. A second home is fully redone, with improvements that include new windows and new HVAC systems. Livestock and hay infrastructure is extensive, featuring cross-fencing and well-maintained working improvements. Improvements include three large hay barns, a well-equipped shop, a working barn with three corrals, and a large arena with runs.

    For hay production, two large pastures are set aside and fertilized. The ranch also includes two grain bins ready for feed storage, plus an equipment barn for tools and machinery. With multiple water sources, established pasture divisions, and the working facilities to run daily operations, the property is positioned for buyers seeking a turnkey ranch arrangement rather than a bare parcel.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Cabool
    County
    Texas
    State
    Missouri
    Longitude
    -92.122375
    Latitude
    37.251577

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    FAQs

    What type of property is this?
    Ranch - Working ranch setup with cross-fencing, water infrastructure, and hay and livestock facilities across over 800 acres.
    Where is this ranch located?
    The property is located at 5451 Bado Rd Cabool, MO.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: Over 800 acres in Texas County, Missouri, with 90% pasture and remaining mature woods; Two homes on the property: one recently remodeled with new HVAC, new windows, and a new septic system; second home fully redone with new windows and new HVAC; 11 separate pastures, with 9 pastures equipped with automatic waterers fed by three wells
    (417) 429-5543
    We can help!
    Listing Contact
    Tyler Gerling
    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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