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    Turnkey Ranch with Horse Barn Title is generated by Realmo AI

    13450 SH 254, Graford, TX 76449

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    Claim this Listing
    For Sale
    $975,000

    LAND - Graford, TX

    Lot size:
    40.87 Acres
    Added:
    Apr 21, 2026
    Days on Market:
    47
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for 13450 SH 254

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Exterior features
    RainGutters, RvHookup
    Standard status
    Active
    APN
    R000030773
    Lot size
    40.87 Acres

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Central, Electric (Heating)
    Cooling system
    Electric, Central Air, Ceiling Fan(s)
    Water source
    Well

    Building Details

    Year built
    2004
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Eric Walsh

    Listing agent Eric Walsh License #0549435

    Listing office Compass RE Texas, LLC Dallas, TX

    Listing date Apr 21, 2026

    MLS# 21245683 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

    • 40‑acre Graford ranch with a barndominium‑style home and wide open views
    • Horse barn with 3 stalls and a dedicated tack room
    • Workshop on the property for equipment, projects, or storage
    • Open‑concept interior with vaulted metal ceilings in the living room and a large upstairs flex loft
    • Utilities include propane; water from a well; sewer via septic tank
    • RV hookup and rain gutters; HVAC includes central air with electric heating and ceiling fans

    Overview

    This turnkey ranch includes a barndominium-style home and a functional equestrian setup, set on a mix of open pasture and scattered tree cover. The home features an inviting open-concept layout with rustic finishes and vaulted metal ceilings in the living room. The kitchen offers crisp cabinetry, expansive counter space, stainless appliances, and a breakfast bar that opens to the dining area. Multiple bedrooms provide flexible room for living or guest space, while a large upstairs flex loft can serve as an office, bunk area, or game room. Outside, a versatile workshop supports equipment, projects, or storage. The horse barn is move-in ready with three stalls and a dedicated tack room, designed for day-one animal care.

    The property is accessed via a long private drive and includes a full-length front porch, setting the stage for quiet, country living. The ranch also has easy access to SH 254 and the conveniences of Graford, balancing seclusion with practical connectivity.

    With usable acreage and an established horse setup, the ranch is well-suited for buyers seeking a self-contained country property for horses and general recreational use, or for those wanting room to roam while maintaining a comfortable home base. The flexible interior layout and available workshop space add to its appeal for everyday living and ongoing projects.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Graford
    County
    Palo Pinto
    State
    Texas
    Longitude
    -98.2671
    Latitude
    32.9289

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    FAQs

    What type of property is this?
    Ranch - Turnkey 40+ acre ranch with a barndominium-style home, open pasture, and a three-stall horse barn with tack room.
    Where is this ranch located?
    The property is located at 13450 SH 254 Graford, TX.
    What is the asking price?
    The asking price for this property is $975,000.
    What are key features of this property?
    This property features: 40‑acre Graford ranch with a barndominium‑style home and wide open views; Horse barn with 3 stalls and a dedicated tack room; Workshop on the property for equipment, projects, or storage
    (214) 814-8100
    We can help!
    Listing Contact
    Eric Walsh
    Real Estate License ID: 0549435
    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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