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    Recreation Ranch with Barndominium Title is generated by Realmo AI

    660 Twisted Mallard Way, Honey Grove, TX 75469

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    Claim this Listing
    For Sale
    $3,569,405

    LAND - Honey Grove, TX

    Property size:
    4,000 SF
    Lot size:
    594.65 Acres
    Price / SF:
    $892/SF
    Added:
    Mar 2, 2026
    Days on Market:
    97
    Last Refresh:
    Jun 7 at 4:06 am

    Property Features for 660 Twisted Mallard Way

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Brush
    Standard status
    Active
    APN
    80072
    Lot size
    594.65 Acres

    Taxes and HOA fees

    Tax Description
    A996 M WARD SURVEY, TRACT 1, ACRES 105.378
    Tax Annual Amount
    665

    Utilities

    Sewer type
    Aerobic Septic
    Heating system
    Electric (Heating), Central
    Cooling system
    Electric, Central Air

    Building Details

    Year built
    2020

    We can help!

    Listing Contact
    Bryan Glass
    Bryan Glass

    Listing agent Bryan Glass License #0614699

    Listing office Glass Land and Home LLC Paris, TX

    Listing date Mar 2, 2026

    MLS# 21184882 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

    • 594+ acre recreation ranch with Ducks Unlimited‑designed wetlands and waterfowl hunting along the Central Flyway
    • 10 strategically placed hunting stands with feeders and cameras across the ranch for whitetail and hog opportunities
    • Sulphur River frontage with opportunities for fishing, plus artifact and fossil exploration
    • 100x40 barndominium constructed in 2021 with 3‑bedroom, 2‑bath layout, vaulted ceilings, and wood burning fireplace
    • Barndominium features include drive‑through overhead doors, gun room, lockers, commercial ice machine, and skinning shed with game hoist
    • Electric central heating and central air; aerobic septic system; electric and water service for the barndominium

    Overview

    Wafer Creek Ranch is a 594.65-acre recreation property built around first-class waterfowl hunting and trophy whitetail opportunity. The ranch features high hills and big bottoms with Ducks Unlimited designed wetlands scattered throughout, supporting wintering waterfowl including mallards, gadwall, teal, and wigeon. Ten strategically placed hunting stands with feeders and cameras are positioned across the property to provide active viewing and hunting access for big bucks and hogs alike. Sulphur River frontage adds opportunities for fishing as well as exploring for artifacts and fossils.

    Arriving through a private gated entrance off a dead-end county road sets the tone for a secluded, club-style experience. The ranch also has CR access on two other sides, and the landscape includes mature hardwoods and pecan trees with good grasses for hay production.

    A 100x40 barndominium built in 2021 sits atop the hill overlooking the wetlands, offering a drive-through setup with overhead doors and dedicated game and storage improvements including a gun room, lockers, commercial ice machine, skinning shed, and game hoist. The interior features a modern 3-bedroom, 2-bath layout with vaulted ceilings, a wood-burning fireplace, and abundant natural light, with French doors opening to a porch area suited for entertaining. Electric and water are on site, making the ranch well-suited for owners and groups looking for a complete, ready-to-use sportsman retreat.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.803
    Latitude
    33.4032

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    FAQs

    What type of property is this?
    Hunting land - Turn-key sportsman retreat with Ducks Unlimited designed wetlands, Sulphur River frontage, and a 2021 barndominium home.
    Where is this hunting land located?
    The property is located at 660 Twisted Mallard Way Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $3,569,405.
    What are key features of this property?
    This property features: 594+ acre recreation ranch with Ducks Unlimited‑designed wetlands and waterfowl hunting along the Central Flyway; 10 strategically placed hunting stands with feeders and cameras across the ranch for whitetail and hog opportunities; Sulphur River frontage with opportunities for fishing, plus artifact and fossil exploration
    (903) 785-8457
    We can help!
    Listing Contact
    Bryan Glass
    Bryan Glass
    Real Estate License ID: 0614699
    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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