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    Unrestricted Ranch Land with Utilities Title is generated by Realmo AI

    14135 County Road 1144, Sinton, TX 78387

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    Claim this Listing
    For Sale
    $841,670

    LAND - Sinton, TX

    Lot size:
    84.17 Acres
    Added:
    Dec 17, 2025
    Days on Market:
    168
    Last Refresh:
    Jun 3 at 12:06 am

    Property Features for 14135 County Road 1144

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    2139-0023-0017-005
    Lot size
    84.17 Acres

    Taxes and HOA fees

    Tax Description
    N/P TR 17 ABST 23 JOHN POLLAN SUR (1/2 UNDIV
    Tax Annual Amount
    1556

    Building Details

    Year built
    1950

    We can help!

    Listing Contact
    Vicky Tarver
    Vicky Tarver

    Listing agent Vicky Tarver License #0773163

    Listing office ARMSTRONG REAL ESTATE Comanche, TX

    Listing date Dec 17, 2025

    MLS# 20403977 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

    • 84+ acre unrestricted land with a current ag exemption and wildlife designation
    • Mature mesquite and oak trees plus native plants and wildlife habitat (deer reported)
    • Convenient access from County Road 1144 and County Road 1196 and perimeter fencing
    • Water service available through Rincon Water Supply; electric provided by San Patricio Electric Co‑op
    • Built in 1950 (per provided year‑built information)

    Overview

    This unrestricted tract offers a natural, ranch-ready setting with mature mesquite and oak trees across the property. A current ag exemption and wildlife designation are in place, and perimeter fencing helps define the usable acreage. Water service is available through Rincon Water Supply, and electric is provided by the San Patricio Electric Co-op, supporting a wide range of plans.

    Convenient access is available from both County Road 1144 and County Road 1196. The combination of established fencing and road access makes the land practical to manage from day one, while the tree cover and native vegetation help maintain a quiet, wildlife-friendly character.

    For investors and buyers looking for flexible acreage in a growing South Texas market, this property can serve as a long-term land hold or a foundation for future development. Ranchers may value the existing wildlife designation, tree cover, and overall pasture-like setting. Residential-oriented buyers can also explore the site’s potential as a peaceful location for a future community concept, subject to applicable requirements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Sinton
    County
    San Patricio
    State
    Texas
    Longitude
    -97.5392479
    Latitude
    28.02838557

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Unrestricted acreage with ag exemption, perimeter fencing, and available water and electric for flexible development or ranching use.
    Where is this agricultural land / farmland located?
    The property is located at 14135 County Road 1144 Sinton, TX.
    What is the asking price?
    The asking price for this property is $841,670.
    What are key features of this property?
    This property features: 84+ acre unrestricted land with a current ag exemption and wildlife designation; Mature mesquite and oak trees plus native plants and wildlife habitat (deer reported); Convenient access from County Road 1144 and County Road 1196 and perimeter fencing
    (254) 842-7612
    We can help!
    Listing Contact
    Vicky Tarver
    Vicky Tarver
    Real Estate License ID: 0773163
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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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