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    Turnkey East Texas Equestrian Farm Title is generated by Realmo AI

    6100 Fm 314, Ben Wheeler, TX 75754

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    For Sale
    $875,000

    Fenced 47-plus-acre working farm with pasture, year-round stock ponds, and an on-site cabin plus insulated shop.

    Type:Farm & Ranch
    Lot size:
    47.79 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:42 am

    Property Features for 6100 Fm 314

    General Information

    Standard status
    Active
    Lot size
    47.79 Acres
    Property subtype
    Farm & Ranch

    Building Details

    Year Built
    2008

    We can help!

    Listing Contact
    Carroll Bobo
    Carroll Bobo

    Listing agent Carroll Bobo License #0273469

    Listing office United Country Legacy Land Company

    Listing date Jun 4, 2026

    Source Signaturere

    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 United Country Legacy Land Company

    HighLights

    • 47.79‑acre fenced East Texas farm in Van Zandt County near Ben Wheeler on FM 314
    • About 70% improved pasture with Coastal Bermuda and Bahia grasses, plus clustered hardwood trees
    • Two stock ponds on the property that hold water year‑round
    • Prairie Creek traverses the land, contributing to water source and wildlife habitat
    • On‑site improvements include a 1,200 SF 1BR/1BA cabin with wood‑burning stove and fully equipped kitchen
    • Also includes a 1,200 SF insulated metal shop with cement floor and 3 rollup doors

    Overview

    This East Texas farm offers a turnkey, livestock-ready setup on a gently rolling tract with approximately 70% improved pasture in Coastal Bermuda and Bahia grasses and the remainder featuring clustered hardwood trees. Two stock ponds hold water year-round, and Prairie Creek traverses the property, adding an additional water source and wildlife habitat. The entire tract is completely fenced, with a custom built boarded corral for working and holding livestock. For riding, there is ample room to trail ride and roam throughout the acreage.

    The property is located near Ben Wheeler along FM 314 in Van Zandt County. It sits about 8 miles south of Interstate 20 and approximately 1.5 miles north of State Highway 64, placing Canton to the west and Tyler to the east within a short drive.

    Improvements include a 1-bedroom, 1-bath cabin with a shower and claw foot tub, tile floors, an open layout, and a wood burning stove in the living room. The cabin has Hardie Board siding and a metal roof, with covered front and back porches. A 1200 sq. ft. insulated metal shop and equipment building provides bright lighting, a cement floor, and three roll-up doors plus a side entry standard door, supporting practical on-site storage and work needs for livestock and equipment.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Gym & Fitness Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Ben Wheeler
    County
    Van Zandt
    State
    Texas
    Longitude
    -95.6046986
    Latitude
    32.4240829

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    FAQs

    What type of property is this?
    Ranch - Fenced 47-plus-acre working farm with pasture, year-round stock ponds, and an on-site cabin plus insulated shop.
    Where is this ranch located?
    The property is located at 6100 Fm 314 Ben Wheeler, TX.
    What is the asking price?
    The asking price for this property is $875,000.
    What are key features of this property?
    This property features: 47.79‑acre fenced East Texas farm in Van Zandt County near Ben Wheeler on FM 314; About 70% improved pasture with Coastal Bermuda and Bahia grasses, plus clustered hardwood trees; Two stock ponds on the property that hold water year‑round
    (903) 530-2475
    We can help!
    Listing Contact
    Carroll Bobo
    Carroll Bobo
    Real Estate License ID: 0273469
    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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