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    Horse Ranch with Cutting Facilities Title is generated by Realmo AI

    3561 NEELY Trail, Valley View, TX 76272

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    Claim this Listing
    Pending
    $4,000,000

    LAND - Valley View, TX

    Property size:
    4,100 SF
    Lot size:
    80.00 Acres
    Added:
    Apr 6, 2026
    Days on Market:
    61
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 3561 NEELY Trail

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Cleared
    Exterior features
    PrivateEntrance
    Fireplace
    1
    Standard status
    Pending
    APN
    24952
    Lot size
    80.00 Acres

    Utilities

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

    Building Details

    Year built
    1985
    Additional Structures
    Arena

    We can help!

    Listing Contact
    DONALD HOBBS

    Listing agent DONALD HOBBS License #0146608

    Listing office Prime Properties Gainesville, TX

    Listing date Apr 6, 2026

    MLS# 20977487 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

    • Residence built in 1985 with approximately 4,100 SF, featuring 4 bedrooms and 3.5 baths
    • Second‑floor balcony offers a birds‑eye view of the pool area and the entire ranch
    • 2 fireplaces: one in the downstairs living area and one in the upstairs master suite
    • Includes additional living areas: 3BR apartment plus two 1BR apartments for workers
    • Heating includes central and electric (with electric heating); cooling includes central air and electric with ceiling fans
    • Private entrance and private sewer with septic tank

    Overview

    This horse ranch is designed with equestrian use in mind and includes facilities described as suitable for cutting, breeding, or reining. The property includes a primary residence with approximately 4,100 square feet of living space, featuring 4 bedrooms and 3.5 baths, plus a second-floor balcony overlooking the pool area and the broader ranch setting. Additional comfort and functionality are noted in the remarks, including two whole-building fireplaces—one in the downstairs living area and one in the upstairs master suite. The home is further supported by additional living areas that include a 3-bedroom apartment and two 1-bedroom apartments intended for workers’ accommodations.

    Located in Valley View, Texas in Cooke County, the offering consists of approximately 80 acres. The buyer is advised that additional information is available in the transaction desk and that all information should be verified.

    For buyers seeking a property built around horse operations, the combination of equestrian-oriented facilities and on-site housing creates a practical setup for owners, trainers, or operators who want both lifestyle space and functional accommodations. The layout also supports managing day-to-day needs with dedicated worker quarters on the same ranch footprint.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Valley View
    County
    Cooke
    State
    Texas
    Longitude
    -97.0570914
    Latitude
    33.4942111

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    FAQs

    What type of property is this?
    Ranch - Ranch property with horse-focused improvements, multiple residences, and facilities suited to cutting, breeding, or reining.
    Where is this ranch located?
    The property is located at 3561 NEELY Trail Valley View, TX.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: Residence built in 1985 with approximately 4,100 SF, featuring 4 bedrooms and 3.5 baths; Second‑floor balcony offers a birds‑eye view of the pool area and the entire ranch; 2 fireplaces: one in the downstairs living area and one in the upstairs master suite
    (940) 668-0504
    We can help!
    Listing Contact
    DONALD HOBBS
    Real Estate License ID: 0146608
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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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