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    Horse Property with Multiple Barns Title is generated by Realmo AI

    334 Fm 2264, Decatur, TX 76234

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    For Sale
    $2,800,000

    A high-functioning horse setup with a large home, barn facilities, wells, and highway frontage near Decatur city limits.

    Type:Farm & Ranch
    Property size:
    3,702 SF
    Lot size:
    41.30 Acres
    Price / SF:
    $756/SF
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:35 am

    Property Features for 334 Fm 2264

    General Information

    Standard status
    Active
    Size
    3,702 SF
    Lot size
    41.30 Acres
    Property subtype
    Farm & Ranch

    Building Details

    Year Built
    1998

    We can help!

    Listing Contact
    Jay Davidson

    Listing agent Jay Davidson License #0713517

    Listing office Parker Properties Real Estate

    Listing date Jun 4, 2026

    Source Signaturere

    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 Parker Properties Real Estate

    HighLights

    • 3,702 sq ft 4‑bedroom, 4‑bath home built in 1998 with multiple suites and flexible upstairs layout
    • 41.3 acres with highway frontage and adjacency to Decatur city limits
    • Horse setup includes 1,800 sq ft barn with 4 stalls, tack room, plus high‑roof storage, shop, and RV barn with 50 amp plug‑in
    • On‑site water includes COOP water and a water well for the house, plus a second well for the barn/animals
    • Large pool plus plumbing stubbed for an outdoor kitchen
    • Asphalt driveway and landscaping with a small creek at the back of the property and mature pecan/oak trees

    Overview

    This sale includes a 3,702 sq ft four-bedroom, four-bath home with crown molding throughout. The layout features a study with built-in cabinets, a breakfast area with a built-in China cabinet, and two downstairs bedroom offerings through a second suite configuration, with additional living space upstairs. Outside, the property is landscaped with an asphalt driveway and includes a large pool, with plumbing already in place for an outdoor kitchen. Water service includes co-op water and a well for the house, plus a second well serving the barn and animals.

    The home and improvements sit on 41.3 acres with highway frontage, directly adjacent to Decatur city limits. The land includes numerous mature pecan and oak trees and a small creek area toward the back of the property.

    For equestrian users, the property is already organized for animal operations, with an approximately 1,800 sq ft horse barn and tack room equipped with four stalls. A second adjoining facility includes about 2,400 sq ft of high-roof storage/shop space, plus an RV barn with a 50 amp plug. Additional amenities include a fenced garden area, providing flexible on-site utility for agricultural or related uses.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Building Supply Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Parts Store Auto Repair Shop Gym & Fitness Center Department Store Skin Care Clinic Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Decatur
    County
    Wise
    State
    Texas
    Longitude
    -97.551808
    Latitude
    33.197607

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    FAQs

    What type of property is this?
    Horse & equestrian property - A high-functioning horse setup with a large home, barn facilities, wells, and highway frontage near Decatur city limits.
    Where is this horse & equestrian property located?
    The property is located at 334 Fm 2264 Decatur, TX.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: 3,702 sq ft 4‑bedroom, 4‑bath home built in 1998 with multiple suites and flexible upstairs layout; 41.3 acres with highway frontage and adjacency to Decatur city limits; Horse setup includes 1,800 sq ft barn with 4 stalls, tack room, plus high‑roof storage, shop, and RV barn with 50 amp plug‑in
    (817) 992-1328
    We can help!
    Listing Contact
    Jay Davidson
    Real Estate License ID: 0713517
    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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