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    Turnkey Ranch Land Title is generated by Realmo AI

    675 Hundley Road, Montague, TX 76251

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    Claim this Listing
    For Sale
    $4,507,200

    LAND - Montague, TX

    Lot size:
    421.38 Acres
    Added:
    Oct 17, 2025
    Days on Market:
    231
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 675 Hundley Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Gate
    Standard status
    Active
    APN
    R000025145
    Lot size
    421.38 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Jared Kennedy

    Listing agent Jared Kennedy License #816602

    Listing office Whitetail Properties Real Estate Boerne, TX

    Listing date Oct 17, 2025

    MLS# 21082643 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

    • 421.38‑acre ranch in Montague County, TX at 675 Hundley Rd, with frontage on both Hundley Rd and FM 455
    • Over 150 acres of improved Bermuda grass pasture plus 65 acres of native hardwood timber
    • Mallard Creek runs through the property for 2,200+ ft, with a seasonal creek and nine ponds (several reportedly stocked for fishing)
    • Water includes a 168‑ft well producing 12 GPM and multiple heated troughs
    • Fenced and cross‑fenced ranch setup with 6‑strand barbed wire perimeter fencing, plus secured access via electric gate and pipe gate
    • Working improvements include exceptional working pens with water and electricity and an equipment shed; also a 2‑acre high‑fence garden with drip irrigation

    Overview

    Mallard Ranch-421.38 acres is a turnkey ranch setup combining productive grazing with on-site recreational features. The property includes over 150 acres of improved Bermuda grass pasture and about 65 acres of native hardwood timber, supported by gently rolling topography and sandy loam soils. A 6-strand barbed wire perimeter fencing system, cross-fenced pastures, and working pens with water and electricity help support day-to-day livestock operations. Water infrastructure includes a 168-ft well producing 12 GPM, multiple heated troughs, and a ranch waterway system that includes Mallard Creek running through the property for over 2,200 feet plus a seasonal creek. There are nine ponds, several stocked for fishing. Access is controlled by an electric gate and pipe gate, and the ranch also features a 2-acre high-fence garden with drip irrigation and an equipment shed for storage. Drone video is available.

    Located at 675 Hundley Road in Montague County, the ranch offers frontage on both Hundley Rd and FM 455, with quick access to Montague, Bowie, and Decatur and major routes toward Fort Worth and Dallas.

    This ranch is positioned for buyers seeking a clean, well-managed property ready for cattle or horses, with additional appeal for wildlife viewing, fishing, and general recreation. Some deed restrictions apply, with subdivision restrictions being the main focus; interested parties should call for details.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Montague
    County
    Montague
    State
    Texas
    Longitude
    -97.660155
    Latitude
    33.577024

    FAQs

    What type of property is this?
    Ranch - Livestock-ready ranch with pasture, timber, creeks, ponds, and working pens for cattle, horses, or recreation.
    Where is this ranch located?
    The property is located at 675 Hundley Road Montague, TX.
    What is the asking price?
    The asking price for this property is $4,507,200.
    What are key features of this property?
    This property features: 421.38‑acre ranch in Montague County, TX at 675 Hundley Rd, with frontage on both Hundley Rd and FM 455; Over 150 acres of improved Bermuda grass pasture plus 65 acres of native hardwood timber; Mallard Creek runs through the property for 2,200+ ft, with a seasonal creek and nine ponds (several reportedly stocked for fishing)
    (830) 428-0096
    We can help!
    Listing Contact
    Jared Kennedy
    Real Estate License ID: 816602
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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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