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    Ranch Land with Highway Frontage Title is generated by Realmo AI

    1392 E US Highway 69, Point, TX 75472

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    Claim this Listing
    For Sale
    $4,900,000

    LAND - Point, TX

    Lot size:
    480.00 Acres
    Added:
    Dec 23, 2025
    Days on Market:
    162
    Last Refresh:
    Jun 3 at 10:06 am

    Property Features for 1392 E US Highway 69

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R2830
    Lot size
    480.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Year built
    1992

    We can help!

    Listing Contact
    Aaron Ablondi

    Listing agent Aaron Ablondi License #0665003

    Listing office Whitetail Properties Real Estate Boerne, TX

    Listing date Dec 23, 2025

    MLS# 21136555 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

    • 1992‑built home with approx. 3,800 SF, 3BR/3BA, plus pool
    • Frontage along Hwy 69 and county road access along the entire west boundary
    • Predominantly flat, highly usable terrain with layout suited for efficient division
    • Multiple large ponds on the property and minimal floodplain reported
    • Currently operated as a residence and cattle operation; may continue, be leased out, or converted to hay production
    • Recreation includes whitetail deer hunting, waterfowl hunting, fishing, and ATV riding

    Overview

    This property is a large tract of predominantly flat, highly usable ranch land currently operated as a residence and family cattle operation. It includes a well-built 3BR 3BA home with approximately 3,800 square feet, plus a pool, and the overall configuration is laid out for efficient division should future development be desired. The land features multiple large ponds and minimal floodplain, supporting both agricultural use and a variety of outdoor recreation.

    The tract has frontage along Highway 69 and county road access spanning the entire west boundary, giving it strong practical access and flexibility for a range of planning scenarios. It is shown by appointment only. Located in Point, Texas, the property is under an hour from Dallas and Tyler, and under thirty minutes from Greenville, with less than half an hour to First Monday in Canton.

    For buyers looking for income and operational continuity, the cattle operation may be continued, leased out, or converted to hay production. For investors and developers, the combination of frontage, layout, and usability supports potential subdivision while still functioning as a straightforward agricultural land investment for long-term land banking.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Spa & Massage Center Hair Salon Nail Salon Gym & Fitness Center Food Market Grocery & Convenience Store Department Store Clothing & Fashion Store Discount Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Point
    County
    Rains
    State
    Texas
    Longitude
    -95.8539
    Latitude
    32.9163

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    FAQs

    What type of property is this?
    Ranch - Large, flat ranch acreage with Highway 69 frontage and ponds for flexible agricultural or development uses.
    Where is this ranch located?
    The property is located at 1392 E US Highway 69 Point, TX.
    What is the asking price?
    The asking price for this property is $4,900,000.
    What are key features of this property?
    This property features: 1992‑built home with approx. 3,800 SF, 3BR/3BA, plus pool; Frontage along Hwy 69 and county road access along the entire west boundary; Predominantly flat, highly usable terrain with layout suited for efficient division
    (830) 428-0096
    We can help!
    Listing Contact
    Aaron Ablondi
    Real Estate License ID: 0665003
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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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