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    Cross-Fenced Ranch with Cabin Title is generated by Realmo AI

    255 CR 4645, Winnsboro, TX 75494

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    For Sale
    $945,000

    LAND - Other - Winnsboro, TX

    Lot size:
    94.14 Acres
    Added:
    Jan 7, 2026
    Days on Market:
    148
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for 255 CR 4645

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Grassed, Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    80536
    Lot size
    94.14 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Wood, Wood Stove
    Water source
    Well

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Scott Nolan
    Scott Nolan

    Listing agent Scott Nolan License #0664513

    Listing office Nolan Properties LLC Longview, TX

    Listing date Jan 7, 2026

    MLS# 21145874 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

    • 94.139‑acre farm and ranch property in Wood County, TX, currently used for cattle grazing and hay production
    • Cross‑fenced pasture with 3 stock tanks for livestock water and a 600‑foot‑deep water well
    • Updated 992 sq. ft. 1‑bedroom, 1‑bath cabin with open kitchen, dining, and living area plus front and back porches
    • About 1,800 ft of frontage along CR 4645 for access and subdivision or future development potential
    • Includes an equipment shed and an old wooden barn
    • Well water with septic tank sewer; heating includes wood and a wood stove

    Overview

    This 94.139-acre East Texas property is currently operated as a cattle grazing and hay production ranch. The pasture is cross-fenced for efficient management and includes three stock tanks to support livestock watering. On the improvements side, there is an updated 992 sq. ft. 1-bedroom, 1-bath cabin with an open kitchen, dining, and living area plus full front and back porches, served by a 600-foot-deep water well. Additional outbuildings include an equipment shed and an old wooden barn.

    The ranch has approximately 1,800 feet of frontage along CR 4645, providing straightforward access and visibility for day-to-day operations. It is located in Wood County, roughly 15 miles from Quitman and 7.5 miles from Winnsboro, with convenient proximity to well-known East Texas fishing destinations including Lake Fork, Lake Quitman, and Lake Winnsboro.

    With active agricultural utility, reliable water features, and road frontage, the property offers a practical platform for ranchers looking to expand production. It may also appeal to investors and land buyers seeking long-term value, including the potential for subdivision or future development where desired.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Repair Shop Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Winnsboro
    County
    Wood
    State
    Texas
    Longitude
    -95.291697
    Latitude
    32.857095

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    FAQs

    What type of property is this?
    Ranch - Productive ranch land with cross-fenced pasture, hay and cattle use, water well, and an updated cabin.
    Where is this ranch located?
    The property is located at 255 CR 4645 Winnsboro, TX.
    What is the asking price?
    The asking price for this property is $945,000.
    What are key features of this property?
    This property features: 94.139‑acre farm and ranch property in Wood County, TX, currently used for cattle grazing and hay production; Cross‑fenced pasture with 3 stock tanks for livestock water and a 600‑foot‑deep water well; Updated 992 sq. ft. 1‑bedroom, 1‑bath cabin with open kitchen, dining, and living area plus front and back porches
    (903) 738-5636
    We can help!
    Listing Contact
    Scott Nolan
    Scott Nolan
    Real Estate License ID: 0664513
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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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