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    Fenced Ranch Acreage with Home Title is generated by Realmo AI

    2115 N Neches, Coleman, TX 76834

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    Claim this Listing
    For Sale
    $1,150,000

    LAND - Coleman, TX

    Property size:
    2,200 SF
    Lot size:
    106.40 Acres
    Price / SF:
    $522/SF
    Added:
    Apr 30, 2026
    Days on Market:
    38
    Last Refresh:
    Jun 6 at 2:06 pm

    Property Features for 2115 N Neches

    General Information

    Property type
    Land
    Property subtype
    Other
    Fireplace
    1
    Standard status
    Active
    APN
    10165
    Lot size
    106.40 Acres

    Utilities

    Utilities
    Propane
    Sewer type
    Private Sewer
    Heating system
    Central, Fireplace(s), Electric (Heating)
    Cooling system
    Central Air, Heat Pump, Ceiling Fan(s), Zoned
    Water source
    Well
    Water front features
    River Front, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Mathew Gaines

    Listing agent Mathew Gaines

    Listing office Gaines Land Sales TX

    Listing date Apr 30, 2026

    MLS# 21127636 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

    • 106‑acre ranch with a 3BR/2BA brick ranch style home and over 2,200 SF of living space
    • River frontage with over a mile of access to Hords Creek running through the ranch
    • Variable speed TRANE central air plus heat pump and zoned cooling with ceiling fans; wood burning fireplace insert
    • Backup power system running off propane with 1,000 gallons of propane storage
    • 3rd bathroom includes a wheelchair‑accessible shower; custom bathrooms and native pecan wood cabinets
    • 40' x 50' barn with concrete floor, remote electric entrance gate, and fully fenced with cross‑fencing

    Overview

    This offering features 106.4 acres of ranch land that is fully fenced and cross-fenced, with gently rolling terrain and a mix of native pastureland and improved grasses. A ranch-style brick home includes 3 bedrooms and 2 bathrooms, plus additional upgrades and amenities such as native pecan wood cabinetry, custom bathrooms, a wood burning fireplace insert, and variable speed TRANE air conditioning. The home also has wheelchair-accessible third bathroom with a shower and a backup power system that runs off propane, supported by 1,000 gallons of propane storage. Water is provided by a solar-powered water well that supplies the sprinkler system and cattle pens.

    The ranch includes a 40’ x 50’ barn with a concrete floor and a remote electric entrance gate. For outdoor resources, Hords Creek meanders through the full length of the property, supported by over a mile of access along the ranch. Wooded areas include liveoak, elm, mesquite, and pecan, creating a varied landscape for wildlife habitat.

    This is a strong fit for buyers seeking move-in-ready ranch acreage that supports both habitation and ranch operations. The paved driveway and all-weather access can help reduce issues from muddy or dusty dirt roads, while the fencing layout supports flexible pasture and livestock management. Shown by appointment only.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Coleman
    County
    Coleman
    State
    Texas
    Longitude
    -99.42997894
    Latitude
    31.85216947

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    FAQs

    What type of property is this?
    Ranch - 106-acre fenced ranch offering a brick ranch home, barn, and creek frontage for outdoor and agricultural use.
    Where is this ranch located?
    The property is located at 2115 N Neches Coleman, TX.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: 106‑acre ranch with a 3BR/2BA brick ranch style home and over 2,200 SF of living space; River frontage with over a mile of access to Hords Creek running through the ranch; Variable speed TRANE central air plus heat pump and zoned cooling with ceiling fans; wood burning fireplace insert
    (325) 625-9001
    We can help!
    Listing Contact
    Mathew Gaines
    Request Owner's contact information
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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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