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    Move-in Ready Horse Property Title is generated by Realmo AI

    1891 State Highway 97, Floresville, TX 78114

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    Claim this Listing
    For Sale
    $1,195,000

    22-acre horse property near shopping, hospital, and San Antonio.

    Type:Land
    Lot size:
    22.00 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    54
    Last Refresh:
    Apr 10 at 9:22 am

    Property Features for 1891 State Highway 97

    General Information

    Standard status
    Active
    Lot size
    22.00 Acres
    Property subtype
    Land

    Building Details

    Year Built
    2003

    We can help!

    Listing Contact
    James Peterson
    James Peterson

    Listing agent James Peterson License #0617722

    Listing office Lone Star Real Estate

    Listing date Apr 15, 2026

    Source Elliman

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

    All listing content including descriptions, pricing, images are the copyrighted material of Lone Star Real Estate

    HighLights

    • Sprawling 22‑acre horse property, fully fenced and cross‑fenced, designed for goats, horses, and dogs.
    • Covered 95 x 100 arena with wash rack (hot & cold water), tack building (laundry hookups), and new 30x55 building.
    • Top‑tier office building featuring a reception area, three private offices, open work area, kitchen, bathroom, high‑end finishes, and custom metal ceilings.
    • Main house boasts 4 bedrooms, 2.5 baths, a spacious eat‑in kitchen with island, master suite and Jack‑and‑Jill guest bedrooms with walk‑in showers.
    • Conveniently located just a 10‑minute drive to shopping and the hospital, and 30 minutes from San Antonio.
    • Workshop (spray foamed with heating/air), dog kennel (spray foamed with water & electric), detached carport with attached room (heat/air and 1/2 bath), and water/electric in all pastures with two automatic waterers.

    Overview

    This move-in ready horse property spans 22 acres and offers a private, quiet setting surrounded by a large ranch. It is conveniently located a 10-minute drive from shopping and a hospital, and a 30-minute drive from San Antonio. The property is completely fenced and cross-fenced, featuring pastures designed for goats, horses, and dogs. The main house includes 4 bedrooms and 2.5 baths, with tile and laminate flooring throughout. The spacious eat-in kitchen features an island and abundant cabinet space. The master suite and Jack-and-Jill guest bedrooms are equipped with walk-in showers. A detached carport includes an attached room with heat and air conditioning, as well as a half bath. Water and electric are available in all pastures, along with two automatic waterers. The covered 95 x 100 arena includes a wash rack with hot and cold water and a tack building with laundry hookups. There are also four large loafing sheds and a new 30x55 building adjacent to the arena. The workshop is spray foamed and equipped with heating and air conditioning. The dog kennel is also spray foamed and has water and electric. The property includes an office building featuring a reception area, three private offices, and an open work area, with high-end finishes and custom metal ceilings, a kitchen, and a bathroom. The property also features three ponds.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Floresville
    County
    Wilson
    State
    Texas
    Longitude
    -98.125044
    Latitude
    29.177657

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    FAQs

    What type of property is this?
    Horse & equestrian property - 22-acre horse property near shopping, hospital, and San Antonio.
    Where is this horse & equestrian property located?
    The property is located at 1891 State Highway 97 Floresville, TX.
    What is the asking price?
    The asking price for this property is $1,195,000.
    What are key features of this property?
    This property features: Sprawling 22‑acre horse property, fully fenced and cross‑fenced, designed for goats, horses, and dogs.; **Covered 95 x 100 arena with wash rack (hot & cold water), tack building (laundry hookups), and new 30x55 building.**; **Top‑tier office building featuring a reception area, three private offices, open work area, kitchen, bathroom, high‑end finishes, and custom metal ceilings.**
    (210) 540-6487
    We can help!
    Listing Contact
    James Peterson
    James Peterson
    Real Estate License ID: 0617722
    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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