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    Grass Producing Ranch Ready Title is generated by Realmo AI

    591 County Road 2376, Winnsboro, TX 75494

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    Claim this Listing
    For Sale
    $1,350,000

    166-acre ranch with road frontage, ponds, and farmhouse.

    Type:Lots/Land
    Property size:
    1,687 SF
    Lot size:
    166.00 Acres
    Price / SF:
    $800/SF
    Added:
    Apr 17, 2025
    Days on Market:
    411
    Last Refresh:
    May 28 at 5:25 pm

    Property Features for 591 County Road 2376

    General Information

    Standard status
    Active
    Size
    1,687 SF
    Lot size
    166.00 Acres
    Property subtype
    Lots/Land

    Building Details

    Year Built
    1960

    We can help!

    Listing Contact
    Tom Hendricks

    Listing agent Tom Hendricks License #0721107

    Listing office Janet Martin Realty

    Listing date Apr 17, 2025

    Source Exitrealty

    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 Janet Martin Realty

    HighLights

    • Approximately 166 acres of fenced and cross‑fenced land ideal for livestock and hay production.
    • Road frontage on 3 sides, including significant frontage on FM and County Roads, offering accessibility and potential development opportunities.
    • No FEMA floodplain and no restrictions, providing flexibility for various uses.
    • Multiple water sources including stock ponds and a seasonal creek.
    • Includes a 1687 sq ft brick farmhouse (currently rented), several barns and sheds, and working pens.
    • Conveniently located 10 minutes from I‑30 and within 90 minutes of DFW, near Sulphur Springs, Mount Vernon, Lake Cypress Springs and Winnsboro.

    Overview

    This 166-acre ranch is suited for livestock and potential development. It features road frontage on three sides, including significant frontage on Farm to Market and County Roads. The property is fenced and cross-fenced, with stock ponds and a seasonal creek providing surface water. Improvements include a brick farmhouse, several small barns and sheds, a hay barn, and working pens. The land comprises sandy soil and improved pastures with trees for shade. Additional cultivating land offers operational flexibility. The 1687 sq ft home, currently rented, is situated along the county road on the southern end of the ranch. The property has no FEMA floodplain and no restrictions. Located in Como Pickton CISD, it is 10 minutes from I30, between Sulphur Springs, Mount Vernon, Lake Cypress Springs, and Winnsboro, and 90 minutes from DFW. New surveys are available for each side of the County Road.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Computer & Electronic Repair Tech Support Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Winnsboro
    County
    Wood
    State
    Texas
    Longitude
    -95.331233
    Latitude
    33.074779

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    FAQs

    What type of property is this?
    Ranch - 166-acre ranch with road frontage, ponds, and farmhouse.
    Where is this ranch located?
    The property is located at 591 County Road 2376 Winnsboro, TX.
    What is the asking price?
    The asking price for this property is $1,350,000.
    What are key features of this property?
    This property features: Approximately 166 acres of fenced and cross‑fenced land ideal for livestock and hay production.; Road frontage on 3 sides, including significant frontage on FM and County Roads, offering accessibility and potential development opportunities.; No FEMA floodplain and no restrictions, providing flexibility for various uses.
    (903) 438-6925
    We can help!
    Listing Contact
    Tom Hendricks
    Real Estate License ID: 0721107
    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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