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    Agricultural Land with Wind Lease Income Title is generated by Realmo AI

    3207 County Road 431, Muenster, TX 76252

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    Claim this Listing
    For Sale
    $2,212,000

    LAND - Muenster, TX

    Lot size:
    158.00 Acres
    Added:
    Nov 25, 2025
    Days on Market:
    193
    Last Refresh:
    Jun 6 at 11:06 am

    Property Features for 3207 County Road 431

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    5508
    Lot size
    158.00 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Crystal Albertson
    Crystal Albertson

    Listing agent Crystal Albertson License #0737442

    Listing office THE REAL ESTATE COMPANY Gainesville, TX

    Listing date Nov 25, 2025

    MLS# 21009605 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

    • 158‑acre tract just beyond Muenster city limits, currently ag‑exempt and used for cattle
    • Transferrable surface lease in place for three wind turbines
    • On‑site electricity available, with a water well near the back of the property
    • Natural gully with a pond at the back of the property, plus a second pond near the front
    • Land is near 4R Vineyard and Winery, with countryside views

    Overview

    This agricultural tract is currently ag-exempt and used for cattle, offering an income-producing component through a transferrable surface lease for three wind turbines. Electricity is available on-site, and a water well is located near the back of the property. The landscape includes a natural gully that feeds to a pond, creating a quiet, usable water feature for livestock or recreation. A second pond near the front adds additional flexibility for future improvements or day-to-day operations.

    Situated just beyond the Muenster city limits, the property is set up for country-style living with surrounding countryside views. The remarks also note proximity to the 4R Vineyard and Winery, which can appeal to buyers looking for a rural setting with a scenic, destination feel.

    For investors, the combination of agricultural operations and the transferrable wind turbine lease can support a diversified ownership strategy. For operators or landowners, the existing ranch use, on-site power, and dual pond areas provide a practical foundation for maintaining cattle activities while planning for longer-term plans. For buyers considering a personal retreat, the pond-and-gully setting offers a natural backdrop for quiet downtime alongside the potential to keep the land productive.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Electronics & Wireless Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Muenster
    County
    Cooke
    State
    Texas
    Longitude
    -97.412694
    Latitude
    33.719517

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Ag-exempt cattle ranch with a transferrable wind turbine surface lease, plus ponds and a water well for flexible use.
    Where is this agricultural land / farmland located?
    The property is located at 3207 County Road 431 Muenster, TX.
    What is the asking price?
    The asking price for this property is $2,212,000.
    What are key features of this property?
    This property features: 158‑acre tract just beyond Muenster city limits, currently ag‑exempt and used for cattle; Transferrable surface lease in place for three wind turbines; On‑site electricity available, with a water well near the back of the property
    (940) 668-8523
    We can help!
    Listing Contact
    Crystal Albertson
    Crystal Albertson
    Real Estate License ID: 0737442
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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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