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    Fully Fenced East Texas Ranch Land Title is generated by Realmo AI

    2852 FM 312, Winnsboro, TX 75494

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    Claim this Listing
    For Sale
    $1,300,000

    LAND - Winnsboro, TX

    Lot size:
    123.67 Acres
    Added:
    Apr 22, 2026
    Days on Market:
    44
    Last Refresh:
    Jun 4 at 5:06 pm

    Property Features for 2852 FM 312

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R133146
    Lot size
    123.67 Acres

    Taxes and HOA fees

    Tax Description
    ABS 0002; CALDERON A; TRACT 28 PT; 88.566 ACR
    Tax Annual Amount
    212

    We can help!

    Listing Contact
    LeeAnn Doss
    LeeAnn Doss

    Listing agent LeeAnn Doss License #0667204

    Listing office Southern Grace Realty Lone Oak, TX

    Listing date Apr 22, 2026

    MLS# 21244511 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

    • 123.666‑acre East Texas ranch tract fully fenced and cross‑fenced for livestock or agricultural use
    • Over 10,000 ft of new 7- and 8‑strand barbed wire fencing plus 10 new gates
    • Coastal Bermuda established and currently producing hay
    • Three ponds provide water sources for livestock
    • All‑weather road system provides access throughout the property
    • Hay lot included with mature trees including a mix of hardwoods and pines

    Overview

    Exceptional East Texas ranch land suited for livestock and ongoing hay production. The fully fenced and cross-fenced tract includes over 10,000 feet of new 7- and 8-strand barbed wire fencing, along with a separate hay lot and 10 new gates. The property is established in lush Coastal Bermuda, currently producing high-quality hay and supporting continued agricultural use. Three ponds are located across the land to provide reliable water sources for livestock, while large, mature trees, including a mix of hardwoods and pines, add shade, character, and scenic appeal. An all-weather road runs through the property to support practical day-to-day access.

    Located in Winnsboro, Texas in Wood County, the tract offers a private rural setting just minutes from downtown Winnsboro. With internal road access and multiple water sources, the layout is designed for efficient ranch management and the movement of animals and equipment. Its fencing improvements and established grass support an operator who wants to put the land to work.

    This property should appeal to buyers looking for a functional ranch platform, whether the goal is to run cattle or expand hay production. The combination of productive Coastal Bermuda, dedicated hay area, new gated fencing, and pond water makes it a strong candidate for continued agricultural income or a long-term ranch investment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center 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
    Winnsboro
    County
    Wood
    State
    Texas
    Longitude
    -95.294013
    Latitude
    32.938573

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    FAQs

    What type of property is this?
    Ranch - Productive coastal bermuda hay ground with cross-fencing, three ponds, and all-weather internal access for livestock operations.
    Where is this ranch located?
    The property is located at 2852 FM 312 Winnsboro, TX.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: 123.666‑acre East Texas ranch tract fully fenced and cross‑fenced for livestock or agricultural use; Over 10,000 ft of new 7- and 8‑strand barbed wire fencing plus 10 new gates; Coastal Bermuda established and currently producing hay
    (903) 366-2288
    We can help!
    Listing Contact
    LeeAnn Doss
    LeeAnn Doss
    Real Estate License ID: 0667204
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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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