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    1694 Fm 2457 Livingston, TX 77351

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    For Sale
    $1,575,000

    Unique ranch property near Lake Livingston with extensive horse facilities.

    Property size:
    4,079 SF
    Lot size:
    82.37 Acres

    Property Features for 1694 Fm 2457

    General Information

    Standard status
    Active
    Size
    4,079 SF
    Lot size
    82.37 Acres

    Building Details

    Year built
    1986

    We can help!

    Listing Contact
    Amber Moore
    Source: Corcoran

    Listing Agent: Amber Moore

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Lake Livingston Ranch with Horse Facilities

    This one-of-a-kind property, rich in history, spans over 80 acres and is located just 5 miles from Lake Livingston. The main home features 3,015 square feet with an open floor concept, concrete floors, granite counters, double ovens, a porcelain farmhouse sink, 2 bedrooms, and 2.5 baths. The guest house offers 1,064 square feet with 2 bedrooms and 2 baths. Both living structures are equipped with Low-E double pane windows. A bonus bunk house/tack room includes a kitchenette and bathroom. Storage is abundant with a 3-car detached garage, climate-controlled sheds, a wood shed, a hay shed, and a covered workshop. Recreational features include skeet shooting, a tree deer stand, and a duck pond. The property is equipped with a water softener system and a well. Horse facilities are extensive, featuring a 20-acre pasture, 12 paddocks, 8 stall stables, outdoor and covered arenas, a hot walker, wash bay, and a fly spray system. Currently, the property generates income through boarding and other opportunities. The property has no restrictions.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Blanchard Charity Tabernacle Church Tempe Creek Ranch Horse Boarding Stable

    Suggested Use

    Restaurant Auto Repair Shop Clothing Store Kitchen & Bath HVAC Service Storage Facility Furniture Store Pawn Shop Travel Agency Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Livingston
    County
    Polk
    State
    Texas
    Longitude
    -95.037135
    Latitude
    30.739563

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    FAQs

    What type of property is this?
    Horse & equestrian property - Unique ranch property near Lake Livingston with extensive horse facilities.
    Where is this horse & equestrian property located?
    The property is located at 1694 Fm 2457 Livingston, TX.
    What is the asking price?
    The asking price for this property is $1,575,000.
    What are key features of this property?
    This property features: - 80+ acre ranch property just 5 miles from Lake Livingston; - $680K in recent improvements; - **Extensive horse facilities**: 20-acre pasture, 12 paddocks, 8 stall stables, outdoor and covered arenas, hot walker, wash bay and fly spray system
    (281) 265-5533
    Request Owner's contact information
    1694 Fm 2457 Livingston, TX 77351
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    Livingston, TX 77351
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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.

    More about this property
    1694 Fm 2457 Livingston, TX 77351
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    Listing Contact
    Amber Moore
    (281) 265-5533
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