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    Productive Cattle and Hay Ranch Land Title is generated by Realmo AI

    322 Liberty Chapel Road, Saint Jo, TX 76265

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    Claim this Listing
    New
    For Sale
    $3,198,400

    Cross-fenced pastures, productive hay fields, and abundant water resources support livestock and outdoor recreation.

    Type:Lots & Acreage / Improved Land
    Property size:
    13,950,961 SF
    Lot size:
    320.00 Acres
    Price / SF:
    $0.23/SF
    Added:
    Jun 2, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 4:41 am

    Property Features for 322 Liberty Chapel Road

    General Information

    Standard status
    Active
    Size
    13,950,961 SF
    Lot size
    320.00 Acres
    Property subtype
    Lots & Acreage / Improved Land

    Building Details

    Year Built
    2018

    We can help!

    Listing Contact
    Matthew Fenoglio

    Listing agent Matthew Fenoglio License #0655903

    Listing office Superior Land & Homes LLC

    Listing date Jun 2, 2026

    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 Superior Land & Homes LLC

    HighLights

    • 320‑acre cattle and hay ranch with cross‑fenced land split into 6 separate pastures for rotational grazing
    • Well‑maintained 3‑bedroom, 2‑bath manufactured home for ranch living or headquarters
    • Water resources include 2 wells, 7 ponds, and 0.75 miles of Cottonwood Creek running through the property
    • Improved grasses and productive hay fields produced about 220 bales of hay last year
    • Livestock facilities include cattle working pens and fencing with gates and pipe/ barbed wire fencing; horses permitted
    • On‑site improvements include a 36x36 insulated shop with a 9x36 climate‑controlled storage room, plus an additional barn

    Overview

    Liberty Chapel Ranch is a productive cattle and hay ranch featuring a well-maintained 3-bedroom, 2-bath manufactured home and ranch-ready outbuildings. The improvements include a 36x36 insulated shop with a 9x36 climate-controlled storage room, plus an additional barn and working cattle pens designed for practical handling. The land is cross-fenced into six separate pastures to support rotational grazing and manageable livestock operations, with improved grasses and hay fields credited with approximately 220 bales of hay production last year.

    Water resources are a key strength of the property, with two water wells and seven ponds, along with about 0.75 miles of Cottonwood Creek running through the ranch. The creek corridor, native trees, and open pastureland create a setting suitable for both agriculture and recreation, including hunting and fishing as well as horseback riding.

    For buyers seeking a working ranch, the combination of pasture layout, cattle working areas, and on-site water supports an active livestock and hay program. For operators and land-minded buyers looking for flexible use, the ranch configuration also accommodates recreational pursuits tied to the natural water features and open range-like setting.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Saint Jo
    County
    Montague
    State
    Texas
    Longitude
    -97.5646
    Latitude
    33.7584

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    FAQs

    What type of property is this?
    Ranch - Cross-fenced pastures, productive hay fields, and abundant water resources support livestock and outdoor recreation.
    Where is this ranch located?
    The property is located at 322 Liberty Chapel Road Saint Jo, TX.
    What is the asking price?
    The asking price for this property is $3,198,400.
    What are key features of this property?
    This property features: 320‑acre cattle and hay ranch with cross‑fenced land split into 6 separate pastures for rotational grazing; Well‑maintained 3‑bedroom, 2‑bath manufactured home for ranch living or headquarters; Water resources include 2 wells, 7 ponds, and 0.75 miles of Cottonwood Creek running through the property
    (940) 825-6094
    We can help!
    Listing Contact
    Matthew Fenoglio
    Real Estate License ID: 0655903
    Learn More
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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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