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    Improved Ranch with Barn-Shop Title is generated by Realmo AI

    1313 County Road 266, Gustine, TX 76455

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    For Sale
    $189,900

    Ranch - Gustine, TX

    Type:Ranch
    Property size:
    2,400 SF
    Lot size:
    10.01 Acres
    Price / SF:
    $79/SF
    Added:
    May 11, 2026
    Days on Market:
    13
    Last Refresh:
    May 23 at 1:06 pm

    Property Features for 1313 County Road 266

    General Information

    Property type
    Land
    Property subtype
    Ranch
    Standard status
    Active
    APN
    80130
    Size
    2,400 SF
    Lot size
    10.01 Acres

    Taxes and HOA fees

    Expense value
    250
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Ranch

    We can help!

    Listing Contact
    Ashley Haile

    Listing agent Ashley Haile License #0759491

    Listing office Keller Williams Brazos West 2301 Senator Robert J Glasgow Loop Suite 102, Weatherford, TX

    Listing date May 11, 2026

    MLS# 21267078 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

    • Build‑ready 10.01‑acre ranch featuring a water well, two electric meters, and prepared pad site.
    • Versatile 2,400 sq ft metal barn‑shop with three roll‑up doors (including RV‑height) and covered lean‑to awnings.
    • Fenced and cross‑fenced pastures, plus separately fenced back pasture with livestock shelter.
    • Wildlife tax valuation for low annual taxes.
    • Convenient location between Hamilton and Comanche, with easy access to Austin, Fort Worth, and Abilene.
    • Newly planted irrigated hardwood trees and picturesque man‑made pond.

    Overview

    This improved 10.01-acre ranch in Twisted Creek Ranch offers functionality, recreation, and homesite potential. It includes a recently installed water well, two electric meters, and a prepared pad site. A 2,400 sq ft metal barn-shop provides utility with three roll-up doors, including an oversized RV-height door, plus covered lean-to awnings on both sides. Additional improvements include an approximately 480 sq ft well house, fenced and cross-fenced pastures, a separately fenced back pasture with livestock shelter lean-to, and a man-made pond. Newly planted irrigated hardwood trees have been added throughout the property. The property also benefits from a wildlife tax valuation. It is located between Hamilton and Comanche, TX, with access to Austin, Fort Worth, and Abilene. Light deed restrictions are in place.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Gustine
    County
    Comanche
    State
    Texas
    Longitude
    -98.366648
    Latitude
    31.800695

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    FAQs

    What type of property is this?
    Ranch - 10.01-acre ranch featuring a barn-shop, well, and electric.
    Where is this ranch located?
    The property is located at 1313 County Road 266 Gustine, TX.
    What is the asking price?
    The asking price for this property is $189,900.
    What are key features of this property?
    This property features: Build‑ready 10.01‑acre ranch featuring a water well, two electric meters, and prepared pad site.; Versatile 2,400 sq ft metal barn‑shop with three roll‑up doors (including RV‑height) and covered lean‑to awnings.; Fenced and cross‑fenced pastures, plus separately fenced back pasture with livestock shelter.
    (254) 335-0500
    We can help!
    Listing Contact
    Ashley Haile
    Real Estate License ID: 0759491
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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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