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    Fenced Ranchland with AG Exemption Title is generated by Realmo AI

    9450 Fm 2210 E, Poolville, TX 76487

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    Claim this Listing
    For Sale
    Under Contract
    $3,434,000

    LAND - Poolville, TX

    Lot size:
    202.00 Acres
    Added:
    Apr 13, 2026
    Days on Market:
    54
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 9450 Fm 2210 E

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Fenced
    Standard status
    Active Under Contract
    APN
    203850004500501000000
    Lot size
    202.00 Acres

    Taxes and HOA fees

    Tax Description
    AB 385 R MUSSELMAN TRACT 6
    Tax Annual Amount
    5416

    We can help!

    Listing Contact
    Kenneth Cearley

    Listing agent Kenneth Cearley License #0758302

    Listing office The Platinum Group RE, LLC Weatherford, TX

    Listing date Apr 13, 2026

    MLS# 20958067 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

    • Over 202 acres of land with cleared pasture and scattered mature trees
    • Full perimeter fencing and fenced property
    • AG exemption in place
    • Suitable for agriculture or livestock uses, including cattle and horses
    • Located just off FM 2210 with convenient access

    Overview

    This expansive ranchland spans 202 acres and is set up for active use from day one. The property features a mix of cleared pasture and scattered mature trees, along with full perimeter fencing that supports cattle, horses, or other livestock operations. With agriculture-friendly status already in place through an AG exemption, the land offers a practical foundation for farming, grazing, or long-range planning. There are no known restrictions reported, giving buyers flexibility as they evaluate current operations and future direction.

    Situated just off FM 2210, the site balances wide-open space with convenient access. For owners looking to expand an existing operation, build a custom ranch, or reposition land for development down the road, the location provides straightforward connectivity while maintaining a rural setting.

    The combination of pasture-ready ground, fencing, and existing agricultural qualification makes this property well-suited for ranchers and agricultural investors seeking dependable acreage. It also fits buyers who want room to create a tailored livestock setup or develop a personal ranch vision over time, without needing to start from scratch on the basic land attributes.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Poolville
    County
    Parker
    State
    Texas
    Longitude
    -97.939731
    Latitude
    33.053251

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    FAQs

    What type of property is this?
    Ranch - Large, fenced property with cleared pasture and mature trees, suited for livestock, agriculture, or a custom ranch build-out.
    Where is this ranch located?
    The property is located at 9450 Fm 2210 E Poolville, TX.
    What is the asking price?
    The asking price for this property is $3,434,000.
    What are key features of this property?
    This property features: Over 202 acres of land with cleared pasture and scattered mature trees; Full perimeter fencing and fenced property; AG exemption in place
    (817) 629-9457
    We can help!
    Listing Contact
    Kenneth Cearley
    Real Estate License ID: 0758302
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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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    9450 Fm 2210 E, Poolville, TX 76487
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