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    Ranch Land with Water Tanks Title is generated by Realmo AI

    541 FCR 240, Fairfield, TX 75840

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    Claim this Listing
    For Sale
    $225,000

    LAND - Fairfield, TX

    Lot size:
    25.74 Acres
    Added:
    Mar 19, 2026
    Days on Market:
    77
    Last Refresh:
    Jun 3 at 12:06 pm

    Property Features for 541 FCR 240

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    6139
    Lot size
    25.74 Acres

    Taxes and HOA fees

    Tax Description
    M RIONDO A-25
    Tax Annual Amount
    160

    Building Details

    Year built
    1960

    We can help!

    Listing Contact
    Taylor German

    Listing agent Taylor German License #0729952

    Listing office Keller Williams Lonestar Arlington, TX

    Listing date Mar 19, 2026

    MLS# 21034982 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

    • Over 25 acres of land in Fairfield, Texas with open space for ranching, livestock, or agricultural use
    • Includes tanks for watering animals
    • Tanks also support fishing and outdoor recreation
    • Suitable for building a dream home, establishing a working ranch, or creating a private recreational retreat

    Overview

    This property is 25.74 acres of open land in Fairfield, Texas, with the versatility to support both agricultural and recreational plans. It is well suited for ranching and livestock use, and it includes tanks that can be used for watering animals or for enjoying a peaceful day of fishing. The layout offers ample room for outdoor activities, with space to hunt and to spend time in a natural countryside setting.

    Located in Freestone County near Fairfield, the property is listed at 541 FCR 240, Fairfield, TX 75840. It offers an opportunity for buyers looking for acreage with room to roam and the flexibility to pursue multiple objectives, including working ranch use, hobby farming, or creating a private getaway.

    For buyers, this land fits well for anyone who wants to establish a working ranch, run livestock or agricultural activities, or build a dream home on acreage. It also provides a practical option for outdoor-focused buyers seeking land for hunting and recreation, with existing water features that support day-to-day livestock watering and leisure uses like fishing.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Fairfield
    County
    Freestone
    State
    Texas
    Longitude
    -96.1652481
    Latitude
    31.7246128

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Versatile ranch acreage with tanks for livestock watering and fishing, suited for farming, hunting, or a private retreat.
    Where is this agricultural land / farmland located?
    The property is located at 541 FCR 240 Fairfield, TX.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Over 25 acres of land in Fairfield, Texas with open space for ranching, livestock, or agricultural use; Includes tanks for watering animals; Tanks also support fishing and outdoor recreation
    (817) 795-2500
    We can help!
    Listing Contact
    Taylor German
    Real Estate License ID: 0729952
    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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