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    Ranchland with Brazos River Access Title is generated by Realmo AI

    515 Reeves Road, Graham, TX 76450

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    Claim this Listing
    For Sale
    $2,625,000

    LAND - Graham, TX

    Lot size:
    250.00 Acres
    Added:
    May 1, 2026
    Days on Market:
    34
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 515 Reeves Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Fencing
    Fenced, Perimeter
    Standard status
    Active
    APN
    13795
    Lot size
    250.00 Acres

    Utilities

    Water front features
    Waterfront, River Front
    Water front
    1

    We can help!

    Listing Contact
    Steve Ruffner

    Listing agent Steve Ruffner License #0559176

    Listing office Capitol Ranch Real Estate Brenham, TX

    Listing date May 1, 2026

    MLS# 20807125 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

    • 200‑acre ranch with over 1/4 mile of Brazos River frontage
    • Riverfront property with varying topography, including higher ground near the river
    • Fenced ranch with perimeter fencing and cross‑fencing
    • 2 tanks plus Brazos River water source noted on the property
    • Trees include live oak, oak, and mesquite
    • Grazing and hunting uses mentioned, including white‑tail hunting and wildlife such as turkeys, hogs, and ducks

    Overview

    Macleod Ranch offers a working and recreational ranch layout with varied topography, extensive Brazos River frontage, and cover ranging from heavier areas to more open ground near the river. The property features live oak, oak, and mesquite across the land, with fencing reported to be in good condition and the ranch cross-fenced for practical management. Water is supported by two tanks in addition to the river, creating a reliable setting for wildlife and cattle alike.

    Set in the Brazos River region of Young County near Graham, the ranch is positioned close to town while still providing a secluded feel appropriate for time away. The land is described as having a high point near the river with views, and the property is noted for hunting opportunities associated with the area.

    This property suits buyers seeking a combination of grazing potential and hunting use, with the flexibility to support a hunting camp, weekend getaway, or a future homesite. The presence of water sources, cross-fencing, and mixed cover make it well matched for operators looking to manage both livestock and wildlife on a single tract. If more acreage is desired, the listing notes an adjacent ranch option that could be combined to form a larger contiguous holding with additional river frontage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Graham
    County
    Young
    State
    Texas
    Longitude
    -98.739824
    Latitude
    33.115795

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    FAQs

    What type of property is this?
    Ranch - Diverse ranch topography with cross-fenced grazing areas, tanks, and abundant cover for hunting and weekend use.
    Where is this ranch located?
    The property is located at 515 Reeves Road Graham, TX.
    What is the asking price?
    The asking price for this property is $2,625,000.
    What are key features of this property?
    This property features: 200‑acre ranch with over 1/4 mile of Brazos River frontage; Riverfront property with varying topography, including higher ground near the river; Fenced ranch with perimeter fencing and cross‑fencing
    (979) 530-7010
    We can help!
    Listing Contact
    Steve Ruffner
    Real Estate License ID: 0559176
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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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