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    286-Acre Ranch with Keechi Creek Title is generated by Realmo AI

    9800 FM 2210, Jacksboro, TX 76458

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    Unique ranch featuring live water, grazing, and recreational opportunities.

    Type:Land
    Lot size:
    286.00 Acres
    Added:
    Aug 6, 2025
    Days on Market:
    299
    Last Refresh:
    Mar 17 at 1:21 pm

    Property Features for 9800 FM 2210

    General Information

    Standard status
    Active
    Lot size
    286.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    JASON JAMES

    Listing agent JASON JAMES License #673629

    Listing office JASON JAMES

    Listing date Aug 6, 2025

    Source Crexi

    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 JASON JAMES

    HighLights

    • 286‑acre ranch with live water frontage on both sides of Keechi Creek.
    • Excellent investment opportunity: one hour from Ft. Worth, situated on a FM highway with 3‑phase power.
    • Hunters Paradise: Abundant Whitetail Deer, Turkey, Dove, seasonal Quail, Ducks, Hogs, Coyote, Fox.
    • Multiple remarkable build sites for a dream home or retirement destination.
    • Cross‑fenced into thirds with three stocked ponds and separate paddocks for rotational grazing.
    • Sellers will entertain conveying one‑half of their mineral rights.

    Overview

    This unique 286-acre ranch offers a diverse landscape, with approximately 40 percent open land featuring improved and lush native grasses interspersed with wildflowers. The remaining acreage is covered with mature Post Oaks, Live Oaks, Pecan, Birch, Cedar Elm, Hackberry, and Mesquite Trees. The property includes live water frontage on both sides of Keechi Creek. Cross-fenced into thirds, the ranch features three stocked ponds, each with separate paddocks and loamy soils suitable for rotational grazing. Several potential building sites are available for a dream home or retirement destination. Currently used for recreational activities, the ranch supports a herd of approximately 30 Registered Texas Longhorns. It is also a habitat for Whitetail Deer, Turkey, Dove, seasonal Quail, Ducks, Hogs, Coyote, Fox, and Mountain Lion. The sellers would entertain conveying one-half of their mineral rights. Located one hour from Ft. Worth on an FM Highway with 3-phase power, this property could be an excellent investment. Water well data in the area indicates solid water availability, with several strong water wells ranging from 10 to 25 gallons per minute.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Jacksboro
    County
    Jack
    State
    Texas
    Longitude
    -98.201959
    Latitude
    33.064678

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    FAQs

    What type of property is this?
    Ranch - Unique ranch featuring live water, grazing, and recreational opportunities.
    Where is this ranch located?
    The property is located at 9800 FM 2210 Jacksboro, TX.
    What is the asking price?
    The asking price for this property is $2,990,000.
    What are key features of this property?
    This property features: 286‑acre ranch with live water frontage on both sides of Keechi Creek.; Excellent investment opportunity: one hour from Ft. Worth, situated on a FM highway with 3‑phase power.; Hunters Paradise: Abundant Whitetail Deer, Turkey, Dove, seasonal Quail, Ducks, Hogs, Coyote, Fox.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    JASON JAMES
    Real Estate License ID: 673629
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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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