Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    97.93 Acres Fenced Land Title is generated by Realmo AI

    21517 Southwest County Road 4040, Dawson, TX 76639

    View on Map
    Claim this Listing
    For Sale
    $699,000

    97.93 acres of fenced land suitable for cattle.

    Type:Lots & Acreage / Unimproved Land
    Property size:
    4,265,830 SF
    Lot size:
    97.93 Acres
    Price / SF:
    $0.16/SF
    Added:
    Nov 30, 2025
    Days on Market:
    182
    Last Refresh:
    Mar 13 at 2:43 pm

    Property Features for 21517 Southwest County Road 4040

    General Information

    Standard status
    Active
    Size
    4,265,830 SF
    Lot size
    97.93 Acres
    Property subtype
    Lots & Acreage / Unimproved Land

    We can help!

    Listing Contact
    Donna Marrs
    Donna Marrs

    Listing agent Donna Marrs License #0470852

    Listing office Marrs & Associates Realty

    Listing date Nov 30, 2025

    Source Compass

    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 Marrs & Associates Realty

    HighLights

    • 97.93 acres fully fenced and set up for livestock with working pens.
    • Three ponds provide reliable water sources.
    • Equipment shed for storage of tractors and ranch supplies.
    • Ample road frontage allows easy access and future flexibility.
    • Suitable for continued cattle operations or investment.
    • Part of larger tract with option to purchase a 3‑bedroom house separately.

    Overview

    This property consists of approximately 97.93 acres currently utilized for cattle operations. The land is fully fenced and equipped for livestock, including existing working pens. Three ponds provide consistent water sources for cattle. An equipment shed is available for storing tractors, implements, and ranch supplies. The property features substantial road frontage, facilitating easy access and potential for additional entrances in the future. It is well-suited for continued cattle operations or as an investment. The property is part of a larger 99.07-acre tract that includes a 3-bedroom, 2-bath brick home. The house and 1.14 acres have been surveyed out of the acreage. A new survey will be required for the 97.93 acres. The owner is open to considering the sale of the home separately.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Department Store Storage Facility Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Dawson
    County
    Navarro
    State
    Texas
    Longitude
    -96.6599
    Latitude
    31.8746

    Nearby Similar for Sale

    • $715,000
      1,755 SF

      Working Ranch with Charming Farmhouse

      98-acre working ranch featuring a charming 3-bedroom farmhouse.
      14545 SW County Road 4170, Dawson, TX 76639
      View Details
    • $699,000

      97.93 Acres of Fenced Land

      97.93 acres of fenced land suitable for cattle operations.
      21517 SW County Road 4040, Dawson, TX 76639
      View Details
    • $120,000

      Land Near Navarro Mills Lake

      Unrestricted land near Navarro Mills Lake with unique residence.
      4190 County Road 3207, Dawson, TX 76639
      View Details
    • $485,000

      Dawson, Texas Ranch Property

      49-acre ranch property with stocked tank near DFW.
      Tbd SW CR 2250, Dawson, TX 76639
      View Details
    • $6,100,000

      Dawson Ranch: Recreation & Cattle

      1220-acre ranch near Dallas, ideal for recreation and cattle.
      Tbd SW CR 3160, Dawson, TX 76639
      View Details
    • $565,500

      78 Acres of Unimproved Land

      78 acres of Texas farm and ranch land for sale.
      0000 Cr 4120 Road, Dawson, TX 76639
      View Details
    • $79,000

      Dawson, TX: 4.947 Acres Land

      4.947 acres of land ideal for building your dream home.
      Tbd SW CR 4260 lot 2, Dawson, TX 76639
      View Details
    • $152,400

      Unrestricted Land Near Dawson, TX

      12.7 acres of unrestricted land perfect for recreation or investment.
      Tbd SW CR 4050, Dawson, TX 76639
      View Details
    • $715,000
      1,755 SF

      Functional Ranch with Charming Farmhouse

      98-acre working ranch featuring a charming 3-bedroom farmhouse.
      14545 SW County Road 4170, Dawson, TX 76639
      View Details
    • $585,000

      78 Acres Farm and Ranch

      Cleared Texas farm and ranch land with road frontage.
      Tbd Southwest 4120, Dawson, TX 76639
      View Details
    • $199,000

      Navarro Lake Waterfront Land

      6.78 acres of waterfront land on Navarro Lake.
      Tbd FM 709 N, Dawson, TX 76639
      View Details
    • $64,900

      Residential Land in Dawson, TX

      2-acre tract in Dawson with utilities for residential use.
      Tbd S FM 709, Dawson, TX 76639
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 97.93 acres of fenced land suitable for cattle.
    Where is this agricultural land / farmland located?
    The property is located at 21517 Southwest County Road 4040 Dawson, TX.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: 97.93 acres fully fenced and set up for livestock with working pens.; Three ponds provide reliable water sources.; Equipment shed for storage of tractors and ranch supplies.
    (903) 654-3931
    We can help!
    Listing Contact
    Donna Marrs
    Donna Marrs
    Real Estate License ID: 0470852
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    21517 Southwest County Road 4040, Dawson, TX 76639
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!