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    Turnkey Ranch Property with Ponds Title is generated by Realmo AI

    880 County Road 4210, Bonham, TX 75418

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    For Sale
    $695,000

    LAND - Other - Bonham, TX

    Property size:
    3,000 SF
    Lot size:
    27.64 Acres
    Price / SF:
    $231/SF
    Added:
    Mar 13, 2026
    Days on Market:
    84
    Last Refresh:
    Jun 4 at 4:06 pm

    Property Features for 880 County Road 4210

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active
    APN
    000000071062
    Lot size
    27.64 Acres

    Taxes and HOA fees

    Tax Description
    A0094 J J BRANTLEY, ACRES 27.638
    Tax Annual Amount
    1055

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central
    Cooling system
    Ceiling Fan(s), Central Air

    Building Details

    Year built
    1999
    Architectural style
    Other

    We can help!

    Listing Contact
    Stuart Hall
    Stuart Hall

    Listing agent Stuart Hall License #0665059

    Listing office FRONTIER PROPERTIES REAL ESTATE, LLC Bonham, TX

    Listing date Mar 13, 2026

    MLS# 21207567 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

    • 27‑acre ag‑exempt property in Fannin County with maintained pastureland and two stocked ponds
    • Two insulated barns with concrete slabs: 30x40 (heated/cooled, bathroom rough‑in) and 30x60, both with water and electric
    • Front pond is aerated and actively managed for bass; back pond is stocked with catfish
    • Perimeter fencing includes recently installed drill‑stem pipe fencing set in concrete along road frontage and barbed wire around the remainder
    • Automatic entry gate with dual openers plus rural water meter already installed and extensive gravel improvements (over 8 tons hauled in)
    • Pasture planted in B Dahl grass with seasonal winter oat cover crop to support forage and soil health

    Overview

    This turnkey North Texas ranch property is set up for both production and usability, with meticulously maintained pastureland and substantial on-site improvements. The land features two fully insulated barns on concrete slabs, including a 30x40 barn that is heated and cooled and has a bathroom rough-in for flexibility as a workshop, equipment storage, or future living space. Both barns include high-output LED lighting for visibility, and the property also has perimeter fencing designed for durability and security. Two stocked ponds add recreational value, with a front aerated, actively managed bass pond and a back pond stocked with catfish.

    The property is agricultural exempt and includes an automatic entry gate with dual openers. Rural water service is already in place via a water meter, and extensive gravel improvements support access and day-to-day usability across the ranch.

    With strong grass production supported by planted forage (including seasonal cover crop) and dependable water and infrastructure, this is well-suited for buyers looking to run livestock, maintain productive pasture, or operate a private countryside getaway with on-site recreation. The barns and fencing further support long-term operational needs and add practical space for equipment and projects.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Parts Store Department Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Bonham
    County
    Fannin
    State
    Texas
    Longitude
    -96.206298
    Latitude
    33.546521

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    FAQs

    What type of property is this?
    Ranch - Improved pasture and two stocked ponds with insulated barns offer practical options for livestock, recreation, or private retreat.
    Where is this ranch located?
    The property is located at 880 County Road 4210 Bonham, TX.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: 27‑acre ag‑exempt property in Fannin County with maintained pastureland and two stocked ponds; Two insulated barns with concrete slabs: 30x40 (heated/cooled, bathroom rough‑in) and 30x60, both with water and electric; Front pond is aerated and actively managed for bass; back pond is stocked with catfish
    (903) 583-8721
    We can help!
    Listing Contact
    Stuart Hall
    Stuart Hall
    Real Estate License ID: 0665059
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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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