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    Two-Unit Poultry Farm Property Title is generated by Realmo AI

    4227 County Road SW 3010, Mount Vernon, TX 75457

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    New
    For Sale
    Under Contract
    $1,225,000

    COMMERCIAL - Mount Vernon, TX

    Lot size:
    37.23 Acres
    Added:
    May 28, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 3 at 7:06 pm

    Property Features for 4227 County Road SW 3010

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Driveway
    Standard status
    Active Under Contract
    APN
    19880
    Lot size
    37.23 Acres

    Taxes and HOA fees

    Tax Description
    Refer to surveys
    Tax Annual Amount
    14280

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Propane (Heating)
    Water source
    Well

    Building Details

    Year built
    2002
    Floors in Building
    1
    Number of units
    6
    Flooring type
    Dirt
    Building materials
    MetalSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Ralph Robertson
    Ralph Robertson

    Listing agent Ralph Robertson License #0432160

    Listing office Century 21 Butler Real Estate Mt. Vernon, TX

    Listing date May 28, 2026

    MLS# 21177676

    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

    • Two active 3‑house poultry farm setups in Franklin County, including farms on CR 3010 and CR 3170
    • CR 3010 farm: 30 acres with a pond, 967 ft of road frontage, and an RV hookup
    • CR 3170 farm: 7.23 acres with the same poultry equipment setup
    • Both farms use Chore‑Time waterers and feeders and have water well service on‑site
    • Utilities include propane heat; water is supplied by wells and wastewater is via septic tank
    • Metal siding construction with a metal roof; year built 2002

    Overview

    This offering includes two house farms configured for active poultry production. The farm on County Road SW 3010 features a pond, RV hookup for convenience, and substantial road frontage. The second farm is approximately 5 miles away on County Road SW 3170 and consists of a separate farm setup with its own acreage.

    Both operations use Chore Time waterers and feeders, and each property includes a water well on site. According to Pilgrims, the farms do not require major updating prior to receiving birds, indicating the current infrastructure is positioned for continued use rather than extensive upfront renovation. Each farm is described as ready to operate as-is.

    For buyers seeking an active, income-oriented agricultural asset, this creates a practical pathway to poultry production with existing equipment and water service already in place. The two-farm configuration can also appeal to operators looking for additional capacity within Franklin County while keeping each operation as a distinct site. The combination of pond resources on one tract and strong road access on the CR 3010 property supports day-to-day logistics for feeding and site management.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Mount Vernon
    County
    Franklin
    State
    Texas
    Longitude
    -95.284075
    Latitude
    33.109126

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    FAQs

    What type of property is this?
    Farm - Two active poultry farms with existing water, well, and equipment readiness for straightforward operations.
    Where is this farm located?
    The property is located at 4227 County Road SW 3010 Mount Vernon, TX.
    What is the asking price?
    The asking price for this property is $1,225,000.
    What are key features of this property?
    This property features: Two active 3‑house poultry farm setups in Franklin County, including farms on CR 3010 and CR 3170; CR 3010 farm: 30 acres with a pond, 967 ft of road frontage, and an RV hookup; CR 3170 farm: 7.23 acres with the same poultry equipment setup
    (903) 588-2696
    We can help!
    Listing Contact
    Ralph Robertson
    Ralph Robertson
    Real Estate License ID: 0432160
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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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