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    Diverse Recreational Development Land Title is generated by Realmo AI

    1966 County Road 2980, Windom, TX 75492

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    Claim this Listing
    For Sale
    $3,900,000

    LAND - Windom, TX

    Lot size:
    322.62 Acres
    Added:
    Mar 3, 2026
    Days on Market:
    95
    Last Refresh:
    Jun 6 at 2:06 am

    Property Features for 1966 County Road 2980

    General Information

    Property type
    Land
    Property subtype
    Other
    Fireplace
    1
    Standard status
    Active
    APN
    000000081928
    Lot size
    322.62 Acres

    Taxes and HOA fees

    Tax Description
    A0883 ACRES 62.1, A0882 109.17, A1233 151.35
    Tax Annual Amount
    1618

    Utilities

    Heating system
    Fireplace(s), Electric (Heating), Central
    Cooling system
    Ceiling Fan(s), Electric, Central Air

    Building Details

    Year built
    1979

    We can help!

    Listing Contact
    Stuart Hall
    Stuart Hall

    Listing agent Stuart Hall License #0665059

    Listing office FRONTIER PROPERTIES REAL ESTATE, LLC Bonham, TX

    Listing date Mar 3, 2026

    MLS# 21195318 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

    • Multiple road frontages: paved County Road 2980, approx. 2,700 ft on FM 1396, and approx. 1,600 ft on CR 2992
    • 1979 rock home with fireplace(s) and heating options including electric and central
    • Central air conditioning with ceiling fan(s) and electric cooling
    • Property features rolling open meadows with scattered pecan and hardwood trees plus elevation changes and a creek
    • Includes a pond view and a barn with holding pens and a corral
    • Seller is open to dividing the property

    Overview

    This diverse land offering spans 322.62 acres and combines open meadows with scattered pecan and hardwood trees, along with elevation changes, a creek, and pond views. The southern portion features rolling open ground and access from FM 1396, supporting development potential. The northern section runs from the power lines back to CR 2980 and is well suited for hunting and recreation, with a modest rock home that has been maintained over the years.

    The property is located in the Allens Chapel community and has frontage on paved County Road 2980, along with approximately 2,700 feet of frontage on FM 1396 and about 1,600 feet of frontage on CR 2992. It is also described as being only minutes from Bois d’ Arc Lake, offering additional lifestyle and recreational appeal.

    With road access, natural features, and an on-site residence plus an equipment or livestock barn with holding pens and a corral, the property is positioned for buyers seeking flexible long-term use. The seller is open to dividing, which may provide options for different investment approaches while retaining the value of the existing improvements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Gym & Fitness Center Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Windom
    County
    Fannin
    State
    Texas
    Longitude
    -96.00552
    Latitude
    33.56588

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    FAQs

    What type of property is this?
    Ranch - Large, versatile acreage with multiple road frontages, creek, ponds, and existing improvements for long-term investment.
    Where is this ranch located?
    The property is located at 1966 County Road 2980 Windom, TX.
    What is the asking price?
    The asking price for this property is $3,900,000.
    What are key features of this property?
    This property features: Multiple road frontages: paved County Road 2980, approx. 2,700 ft on FM 1396, and approx. 1,600 ft on CR 2992; 1979 rock home with fireplace(s) and heating options including electric and central; Central air conditioning with ceiling fan(s) and electric cooling
    (903) 583-8721
    We can help!
    Listing Contact
    Stuart Hall
    Stuart Hall
    Real Estate License ID: 0665059
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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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