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    Turn-Key Ranch Land with Stock Ponds Title is generated by Realmo AI

    446 Fm 274, Ravenna, TX 75476

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    Claim this Listing
    For Sale
    $2,595,000

    LAND - Ravenna, TX

    Lot size:
    132.57 Acres
    Added:
    May 5, 2026
    Days on Market:
    31
    Last Refresh:
    Jun 4 at 2:06 pm

    Property Features for 446 Fm 274

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    RV
    Vegetation
    Brush, Wooded, Grassed
    Exterior features
    Lighting, RvHookup, Storage
    Fencing
    Fenced
    Fireplace
    1
    Standard status
    Active
    APN
    000000070702
    Lot size
    132.57 Acres

    Taxes and HOA fees

    Tax Description
    A0059 M H BEATY, ACRES 8.14, TODD

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Fireplace(s), Propane (Heating), Central, Electric (Heating)
    Cooling system
    Electric, Window Unit(s), Ceiling Fan(s)
    Water source
    Well

    Building Details

    Year built
    2001
    Additional Structures
    Storage, Barn(s)

    We can help!

    Listing Contact
    EDDIE WILLIAMS

    Listing agent EDDIE WILLIAMS License #0467652

    Listing office WILLIAMS & WILLIAMS, REALTORS Denton, TX

    Listing date May 5, 2026

    MLS# 20852283 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

    • 132.57 acres with improved pastures, 6 stocked ponds, and a spring‑fed creek
    • Completely fenced and cross‑fenced property with wooded and open grazing pastures
    • Main residence: 2 bed, 1 bath metal ranch house with electric fireplace and central A/C
    • Second residence barndo with 1 bed, 1 bath, plus carport and additional storage/pole barn
    • 2 wells and septic tank; propane heat with central and electric cooling
    • RV hookup and RV parking, plus storm shelter and lighting on the property

    Overview

    Turn-key ranch property offering improved pastures, open grazing ground, wooded areas, and a fully fended and cross-fenced setup designed for managing livestock. The ranch includes six stocked ponds, a spring-fed creek, and two wells, with storm shelter and complete ranch infrastructure such as a 50x25 pole barn/loafing shed and additional storage.

    The property spans 132.57 acres and is offered in agricultural exempt status, with remarks noting low property taxes. Located near the Red River and described as less than 30 miles to Choctaw Casino, it is also minutes from Bois d’Arc Lake, Lake Bonham, and Sam Rayburn Reservoir. The listing further notes an easy commute from Dallas and surrounding suburbs.

    Improvements include a metal main residence and a second barndo-style residence, each supported by on-site utilities described in the remarks, including propane heat and central air for the main home. The sale is described as including all equipment and furniture, plus livestock inventory (12 cows, one bull, and all calves under five months), making the property well suited for buyers seeking an immediately operational working ranch and grazing program.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Department Store Discount Store Locksmith

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

    Location Insight

    • Map
    • Local Demand
    City
    Ravenna
    County
    Fannin
    State
    Texas
    Longitude
    -96.1913302
    Latitude
    33.7356115

    Nearby Similar for Sale

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    • $735,000
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    FAQs

    What type of property is this?
    Ranch - Improved, fenced ranch land with multiple stocked ponds and residences, supporting grazing and turnkey livestock operations.
    Where is this ranch located?
    The property is located at 446 Fm 274 Ravenna, TX.
    What is the asking price?
    The asking price for this property is $2,595,000.
    What are key features of this property?
    This property features: 132.57 acres with improved pastures, 6 stocked ponds, and a spring‑fed creek; Completely fenced and cross‑fenced property with wooded and open grazing pastures; Main residence: 2 bed, 1 bath metal ranch house with electric fireplace and central A/C
    (940) 383-2712
    We can help!
    Listing Contact
    EDDIE WILLIAMS
    Real Estate License ID: 0467652
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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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