Ag-Exempt Land with
For Sale
$449,000
357 Toto Road, Weatherford, TX 76088
13± acre, partially fenced, heavily wooded ag-exempt property with electric, a water well, and a 50’x50’ shop.
Property Size2,500 SF
Lot Size13.00 Acres
Price / SF$179.60
Days on Market17
Property Features for 357 Toto Road
General Information
Standard status
Active
Size
2,500 SF
Lot size
13.00 Acres
Property subtype
Improved Land
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Listing Agency:
The Platinum Group RE, LLC
(817) 341-6156
Listed By:
Rene Jensen · License #0720823
(214) 532-6823
Source:
Lonestarluxuryrealty
Added: Jul 27
Changed: Aug 11
Last Checked: Aug 12 at 5:41AM
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 The Platinum Group RE, LLC
Investment Insights
Based on property information with market context.
This ag-exempt 13± acre property offers a secluded, heavily wooded setting with a partially fenced perimeter. On-site utilities include electric service and a water well. A 50’ x 50’ shop with living quarters is included, along with five roll-up doors, providing immediate space for storage, workspace, or operations while you use the land as-is.
The property is located in Weatherford, Texas, with convenient access to Weatherford and Fort Worth and surrounding communities. The wooded acreage is positioned for outdoor recreation such as hiking, ATV riding, and hunting, as described in the remarks.
The offering is presented as having no known restrictions, supporting flexible use consistent with the property’s ag-exempt status. If you’re looking for a private ranchette-style retreat with a functional shop and living quarters, this property’s combination of acreage, utilities, and improvements is designed to support that direction from day one.
The property is located in Weatherford, Texas, with convenient access to Weatherford and Fort Worth and surrounding communities. The wooded acreage is positioned for outdoor recreation such as hiking, ATV riding, and hunting, as described in the remarks.
The offering is presented as having no known restrictions, supporting flexible use consistent with the property’s ag-exempt status. If you’re looking for a private ranchette-style retreat with a functional shop and living quarters, this property’s combination of acreage, utilities, and improvements is designed to support that direction from day one.
Key Highlights
- 13± acre ag‑exempt property in Weatherford with heavily wooded, secluded setting
- Partially fenced perimeter with expansive wooded areas for outdoor recreation
- On‑site utilities include electric service and a water well
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,385
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$347,700
$347.7K
Cap Rate 7%
$248,357
$248.4K
Cap Rate 9%
$193,167
$193.2K
Market Conditions
NOI Build-Up for 2,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$22.5K $9.00/SF
− Vacancy
−$2.0K −$0.82/SF
EGI
$20.5K $8.18/SF
− OpEx
−$3.1K −$1.23/SF
NOI
$17.4K $6.95/SF
Area
Parker County, TX
Vacancy
9.10%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$347,700
Cap Rate 7%
$248,357
Cap Rate 9%
$193,167
Alternative Uses
Best Use
Warehouse
$248.4K
$217.3K – $289.8K
NOI $17,385 @ 7.0% cap · market cap 3.87%
Second Best
—
—
no second resolved use
Theoretical Best
Industrial
$2.48M
$2.17M – $2.90M
NOI $173,891 @ 7.0% cap · market cap 38.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 76088, TX
13,794
Population
5,573
Households
2.5
Avg Household Size
42
Median Age
30%
College-Educated
93%
High-School Grad
161.5 sq mi
ZIP Area
85
Density / Sq Mi
$107,431
Median Household Income
$53,282
Median Earnings
$1,443
Median Rent
$374,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - 13± acre, partially fenced, heavily wooded ag-exempt property with electric, a water well, and a 50’x50’ shop.
Where is this agricultural land / farmland located?
The property is located at 357 Toto Road Weatherford, TX.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 13± acre ag‑exempt property in Weatherford with heavily wooded, secluded setting; Partially fenced perimeter with expansive wooded areas for outdoor recreation; On‑site utilities include electric service and a water well
