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    Fenced Cattle Ranch Land Title is generated by Realmo AI

    21517 SW County Road 4040, Dawson, TX 76639

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    Claim this Listing
    For Sale
    $699,000

    LAND - Dawson, TX

    Lot size:
    97.93 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    142
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for 21517 SW County Road 4040

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared
    Standard status
    Active
    APN
    47102
    Lot size
    97.93 Acres

    Taxes and HOA fees

    Tax Description
    ABS A10485 J LECOMT ABST TRACT 4 99.07 ACRES

    We can help!

    Listing Contact
    Donna Marrs

    Listing agent Donna Marrs License #0470852

    Listing office Marrs & Associates Realty Corsicana, TX

    Listing date Jan 12, 2026

    MLS# 21150570 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

    • Approximately 97.93 acres currently in cattle use.
    • Fully fenced livestock setup with working pens already in place.
    • Three ponds provide water sources for cattle operations.
    • Equipment shed for storage of tractors, implements, and ranch supplies.
    • Plenty of road frontage for easy access and future flexibility for additional entrances.
    • House on the 99.07‑acre tract with 3‑bedroom, 2‑bath brick home; 1.14 acres surveyed out with the house (owner may consider selling home).

    Overview

    Approximately 97.93 acres currently in cattle use, configured for livestock with the land being fully fenced and set up with working pens already in place. Three ponds provide water sources for cattle, and an equipment shed is included for storage of tractors, implements, and ranch supplies. The property is designed to support ongoing ranch operations as well as future use adjustments if a new plan is desired.

    The site offers plenty of road frontage, providing straightforward access today and potential flexibility for additional entrances in the future. Please note this offering pertains to only a portion of a larger 99.07 acre tract; the house and 1.14 acres have been surveyed out, and a new survey would be required for the 97.93 acres included here. The owner would consider selling the home as part of the overall tract arrangement.

    This property is well suited for an operator looking to continue cattle use with existing infrastructure, or for an investor seeking functional ranch land with water and handling improvements already in place. The combination of fencing, working pens, and ponds supports practical day-to-day ranching while leaving room to evaluate long-term enhancements through a new survey and entrance planning.
    Property Profile 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
    -96.726825
    Latitude
    31.859767

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    FAQs

    What type of property is this?
    Ranch - Nearly 98 acres of fenced, cattle-ready pasture with working pens, three ponds, and road frontage for flexible access.
    Where is this ranch located?
    The property is located at 21517 SW 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: Approximately 97.93 acres currently in cattle use.; Fully fenced livestock setup with working pens already in place.; Three ponds provide water sources for cattle operations.
    (903) 874-3474
    We can help!
    Listing Contact
    Donna Marrs
    Real Estate License ID: 0470852
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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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