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    Carmine Farm with Historic Guesthouse Title is generated by Realmo AI

    1928 Koether Road, Carmine, TX 78932

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    Claim this Listing
    New
    For Sale
    $1,450,000

    Residential (farm-ranch),Farm,Standard Frame - Carmine, TX

    Type:Farm
    Property size:
    3,319 SF
    Lot size:
    20.00 Acres
    Price / SF:
    $436/SF
    Added:
    May 21, 2026
    Days on Market:
    4
    Last Refresh:
    May 24 at 5:06 pm

    Property Features for 1928 Koether Road

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    5
    Bathrooms
    5
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Carport, Garage
    Vegetation
    Heavily Wooded, Partially Wooded, Wooded
    Exterior features
    Barn(s), Barns, Additional_house, Additional House, Heavily Wooded, Partially Wooded, Improved Pasture, Pond, Pens, Well
    Standard status
    Active
    APN
    60964
    Size
    3,319 SF
    Lot size
    20.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3088

    Utilities

    Heating system
    Central

    Building Details

    Year built
    2005
    Year renovated
    2005
    Floors in Building
    2
    Roof type
    Composition
    Architectural style
    Ranch
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Deborah F Behringer

    Listing agent Deborah F Behringer License #546890

    Listing office HART LAND REAL ESTATE 104 S. MAIN STREET, La Grange, TX

    Listing date May 21, 2026

    MLS# 156318 Listing URL

    Copyright © 2026 South Central Texas Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 20‑acre property with main house, guesthouse, and large, air‑conditioned shop
    • 2,500 sq ft shop featuring a 10,000 lb Rotary lift, Champion compressor, and central HVAC
    • Historical guesthouse (2/2.5) dating back to the mid‑1800s, fully furnished with period antiques
    • Main house (2,300 sq ft, 3/2.5) with updated kitchen, Viking range, quartzite counters, and large patio/porch
    • Multiple water softener systems, Generac generators, propane tanks, and rainwater cistern
    • Wildlife agricultural tax exemptions, fully updated fencing, suitable for various livestock

    Overview

    This 20-acre property offers country living with a main house, a guesthouse, and a large, air-conditioned shop. The main house spans 2,300 square feet and includes 3 bedrooms, 2.5 bathrooms, a bonus build-out area, a large air-conditioned garage, and over 900 square feet of patio and porch areas. The updated kitchen features an open concept, high vaulted ceilings, a Viking range, premium quartzite counters, custom cabinetry, a walk-in pantry, and ample storage. The guesthouse, situated on a small pond, is a historical home dating back to the mid-1800s with German/Wendish ancestry. It served as a publishing house for The Volksblatt newspaper and was moved to the property in 2012. The guesthouse comes fully furnished with period antiques and includes 2 bedrooms and 2.5 bathrooms. The 2,500 sq ft shop is equipped for automotive hobbies, featuring a Rotary 2-post lift rated for 10,000 lbs, a Champion Advantage compressor unit with 3 hose stations, a stainless 3 bin sink with hot and cold water, and two 12? x 12? insulated automatic bay doors. The shop also has central HVAC and WiFi. Both homes and the shop have water softener systems. The property includes two Generac generators, two 1,000-gallon buried propane tanks, two smaller 500-gallon tanks, and a 2,000-gallon rainwater cistern. The property has fully updated fencing and is currently under wildlife agricultural tax exemptions.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Hotel & Motel Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Carmine
    County
    Fayette
    State
    Texas
    Longitude
    -96.691911
    Latitude
    30.172772

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    FAQs

    What type of property is this?
    Farm - 20-acre farm featuring a main house, guesthouse, and shop.
    Where is this farm located?
    The property is located at 1928 Koether Road Carmine, TX.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: 20‑acre property with main house, guesthouse, and large, air‑conditioned shop; **2,500 sq ft shop featuring a 10,000 lb Rotary lift, Champion compressor, and central HVAC**; Historical guesthouse (2/2.5) dating back to the mid‑1800s, fully furnished with period antiques
    (979) 968-3892
    We can help!
    Listing Contact
    Deborah F Behringer
    Real Estate License ID: 546890
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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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