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    Turnkey Ranch and Recreational Land Title is generated by Realmo AI

    1300 Rodgers Road Rodgers Road, Sunset, TX 76270

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    Claim this Listing
    For Sale
    $719,900

    LAND - Sunset, TX

    Lot size:
    49.54 Acres
    Added:
    Mar 20, 2026
    Days on Market:
    77
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 1300 Rodgers Road Rodgers Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush, Cleared, Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    R000013161
    Lot size
    49.54 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Jared Kennedy

    Listing agent Jared Kennedy License #816602

    Listing office Whitetail Properties Real Estate Boerne, TX

    Listing date Mar 20, 2026

    MLS# 21203384 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

    • 49.54‑acre tract just outside Sunset, TX with cross‑fencing for rotational grazing
    • Well water plus septic tank service; electricity is available
    • Two established ponds and a piped water system servicing each pasture
    • Mature timber with an approximate 6‑acre thicker hardwood area and scattered post oaks
    • Improvements include a modest 1‑bed, 1‑bath cabin and a 50‑foot shipping container outfitted for processing
    • Outbuildings include a 50x25' greenhouse; access is via Rodgers Road

    Overview

    Located at 1300 Rodgers Road in Sunset, Texas, this 49.54-acre tract offers a clean, functional setup designed for recreation, cattle, organic production, and long-term enjoyment of North Texas land. The property is cross-fenced for rotational grazing, helping streamline livestock management and grass utilization. A balanced mix of open pasture and mature timber includes scattered post oaks for shade and an approximate 6-acre area of thicker hardwoods that enhances wildlife habitat. The layout also provides room for future homesite options.

    The ranch is well watered with two established ponds and a piped water system servicing each pasture, supporting both livestock and wildlife needs. Improvements include a modest 1-bed, 1-bath cabin for weekend stays while planning upgrades. For on-site processing, a 50-foot shipping container has been outfitted as a work area with a commercial-grade propane stove, walk-in cooler, and stainless sink. A large 50-by-25 greenhouse is also in place for starting plants or running a small nursery operation. Access is provided via Rodgers Road, and an oil and gas site sits along the northeast boundary with rear access, helping minimize impact.

    This is a strong fit for buyers looking for a turnkey ranch-and-recreation property with water infrastructure, grazing efficiency, and productive outbuildings already in place. It also suits operators who want a ready base for homesteading, hunting, or small-scale agricultural use with practical onsite amenities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sunset
    County
    Montague
    State
    Texas
    Longitude
    -97.7762
    Latitude
    33.4607

    Nearby Similar for Sale

    • $1,250,000
      2,900 SF

      North Texas Farm with Custom Home

      37-acre North Texas property with custom home, barn, and pond.
      2642 Huddleston, Sunset, TX 76270
      View Details
    • $150,000

      Hay-Producing Agricultural Land Tract

      Ag-exempt, open acreage currently producing hay and offering flexibility for future home, barn, or continued livestock use.
      836 County Road 1895, Sunset, TX 76270
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    FAQs

    What type of property is this?
    Ranch - Cross-fenced pasture with ponds, utilities, and ready-to-use improvements supports cattle, homesteading, or recreation.
    Where is this ranch located?
    The property is located at 1300 Rodgers Road Rodgers Road Sunset, TX.
    What is the asking price?
    The asking price for this property is $719,900.
    What are key features of this property?
    This property features: 49.54‑acre tract just outside Sunset, TX with cross‑fencing for rotational grazing; Well water plus septic tank service; electricity is available; Two established ponds and a piped water system servicing each pasture
    (830) 428-0096
    We can help!
    Listing Contact
    Jared Kennedy
    Real Estate License ID: 816602
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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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