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    Recreational Ranch with Fenced Pastures Title is generated by Realmo AI

    3222 FM1254, Mineola, TX 75773

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    Claim this Listing
    For Sale
    $2,695,000

    LAND - Mineola, TX

    Lot size:
    275.00 Acres
    Added:
    Mar 18, 2026
    Days on Market:
    79
    Last Refresh:
    Jun 4 at 7:06 pm

    Property Features for 3222 FM1254

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Cleared, Brush, Grassed
    Fencing
    Gate, Perimeter, Fenced
    Fireplace
    1
    Standard status
    Active
    APN
    01150006000135
    Lot size
    275.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    5462

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Fireplace(s), Electric (Heating), Central
    Cooling system
    Electric, Central Air, Ceiling Fan(s)
    Water source
    Well

    Building Details

    Year built
    1973
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Bryson Swiggart

    Listing agent Bryson Swiggart

    Listing office Tx Land & Legacy Realty, LLC Ennis, TX

    Listing date Mar 18, 2026

    MLS# 21198127 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

    • 275‑acre ranch in Mineola, Wood County, TX, with pasture and fenced areas plus hunting and wildlife‑focused land features
    • Ranch‑style home (built 1973) with central air, central heating, and a fireplace
    • 5‑acre stocked lake with a large front patio overlooking the front pasture and lake
    • Multiple fenced pastures, 3 ponds across different pastures, and a large creek with water most of the year
    • Large shop with tack room and covered area for animals, plus working pens and a chute for cattle handling
    • Hunters cabin in the woods with a wrap‑around porch

    Overview

    This recreational ranch spans 275 acres and combines pasture with natural habitat. A ranch-style home sits set back off the road on a high point overlooking the front pasture and a 5-acre stocked lake. Outdoor living is highlighted by a large front patio. The property includes multiple fenced pastures designed to support rotating cattle, along with areas suited for deer and hog hunting and a flooded-timber section that supports duck hunting.

    For operations and convenience, there is a large shop for tractors and equipment, with an attached tack room and covered space for animals to get out of the weather. Working pens and a chute are located off the side of the shop for handling cattle. Water is available through three ponds spread across different pastures and a large creek with water most of the year. A hunters cabin tucked in the woods includes a wraparound porch for camping.

    Located in Mineola, Texas in Wood County, the ranch is about 90 miles from the DFW area, offering a practical weekend or retirement base within an easy drive. From the front gate, Walmart is about 7 minutes away and downtown Mineola is about 10 minutes, with shopping, restaurants, bars, and family entertainment nearby. The Mineola Country Club and a 1,300-acre nature preserve are each about 10 minutes away, adding more outdoor and recreation options for owners and guests.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Department Store Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    Mineola
    County
    Wood
    State
    Texas
    Longitude
    -95.449338
    Latitude
    32.727612

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    FAQs

    What type of property is this?
    Ranch - A 275-acre ranch with a stocked lake, multiple fenced pastures, and working improvements for both cattle and hunting.
    Where is this ranch located?
    The property is located at 3222 FM1254 Mineola, TX.
    What is the asking price?
    The asking price for this property is $2,695,000.
    What are key features of this property?
    This property features: 275‑acre ranch in Mineola, Wood County, TX, with pasture and fenced areas plus hunting and wildlife‑focused land features; Ranch‑style home (built 1973) with central air, central heating, and a fireplace; 5‑acre stocked lake with a large front patio overlooking the front pasture and lake
    (601) 955-6881
    We can help!
    Listing Contact
    Bryson Swiggart
    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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