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    Atascosa River Ranch For Sale Title is generated by Realmo AI

    422 F M 791, Campbellton, TX 78008

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    For Sale
    $2,532,000

    422-acre South Texas ranch with river frontage near Campbellton.

    Type:Farm Ranch / Farm/Ranch
    Lot size:
    422.00 Acres
    Added:
    May 16, 2026
    Days on Market:
    21
    Last Refresh:
    May 17 at 8:09 pm

    Property Features for 422 F M 791

    General Information

    Standard status
    Active
    Lot size
    422.00 Acres
    Property subtype
    Farm Ranch / Farm/Ranch

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    Listing Contact
    Adrian Alvarado

    Listing agent Adrian Alvarado License #600921

    Listing office Compass

    Listing date May 16, 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 Compass

    HighLights

    • 422+/- acre South Texas ranch with over 1.5 miles of FM 791 frontage and Atascosa River frontage.
    • Conveniently located less than one hour from San Antonio and under 3.5 hours from Houston.
    • Borders one of the largest ranches in Atascosa County, providing added privacy.
    • Recent improvements include strategic shredding, dozer work, and senderos to enhance accessibility and preserve habitat.
    • Classic South Texas brush country habitat with diverse native vegetation.
    • Supports healthy populations of whitetail deer, hogs, javelina, Rio Grande turkey, quail, and dove.

    Overview

    The Atascosa River Ranch, encompassing 422 acres, is located near Campbellton in Atascosa County. This South Texas ranch features over 1.5 miles of frontage on FM 791 and valuable frontage along the Atascosa River. The property borders one of the largest ranches in Atascosa County along its south and west boundaries, providing added privacy. Despite its secluded setting, the property is located less than one hour from San Antonio and under 3.5 hours from Houston. Recent improvements include strategic shredding and dozer work around the tanks and throughout the existing road system, along with the addition of senderos designed to enhance accessibility across the ranch while preserving privacy, habitat integrity, and wildlife cover. The ranch showcases classic South Texas brush country habitat with a diversity of native vegetation, including mesquite, live oak, hackberry, guajillo, blackbrush, huisache, granjeno, prickly pear, and native grasses. This ecosystem supports populations of whitetail deer, hogs, javelina, Rio Grande turkey, quail, and dove, making the Atascosa River Ranch an opportunity for hunting, recreation, wildlife stewardship, or long-term legacy ownership.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Campbellton
    County
    Atascosa
    State
    Texas
    Longitude
    -98.2489
    Latitude
    28.7932

    FAQs

    What type of property is this?
    Ranch - 422-acre South Texas ranch with river frontage near Campbellton.
    Where is this ranch located?
    The property is located at 422 F M 791 Campbellton, TX.
    What is the asking price?
    The asking price for this property is $2,532,000.
    What are key features of this property?
    This property features: 422+/- acre South Texas ranch with over 1.5 miles of FM 791 frontage and Atascosa River frontage.; Conveniently located less than one hour from San Antonio and under 3.5 hours from Houston.; Borders one of the largest ranches in Atascosa County, providing added privacy.
    (210) 416-7158
    We can help!
    Listing Contact
    Adrian Alvarado
    Real Estate License ID: 600921
    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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