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    Recreational Hunting Tract with River Frontage Title is generated by Realmo AI

    Abel Lane, Boyd, TX 76023

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    Claim this Listing
    For Sale
    $2,600,000

    LAND - Boyd, TX

    Lot size:
    96.52 Acres
    Added:
    Feb 21, 2026
    Days on Market:
    103
    Last Refresh:
    Jun 4 at 5:06 am

    Property Features for Abel Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    734511
    Lot size
    96.52 Acres

    Taxes and HOA fees

    Tax Description
    A-164 J CHESHIER JR 84.1200 ACRES
    Tax Annual Amount
    30

    We can help!

    Listing Contact
    Levi Gutierrez

    Listing agent Levi Gutierrez

    Listing office Maverick Land Group, LLC Weatherford, TX

    Listing date Feb 21, 2026

    MLS# 21185729 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

    • 96.45 acre property with direct Trinity River frontage.
    • Versatile land suitable for farming, grazing, wildlife management, recreation, and hunting.
    • Mix of open pasture, established tree lines, and abundant wildlife.
    • Located in Boyd ISD, Wise County, with easy access to major highways.
    • Ideal environment for deer and hog hunting with existing trails and natural cover.
    • Strong future potential for ranchers, outdoor enthusiasts, or investors.

    Overview

    This 96.45-acre tract offers a well-rounded blend of agricultural and recreation value. The land is currently used for farming, grazing, and wildlife management, and includes a mix of open pasture and established tree lines that provide natural cover. Abundant wildlife is present across the property, and existing trails help support an outdoors-focused lifestyle.

    A key feature is the direct Trinity River frontage along the southern boundary. Much of the property is located within the floodplain, which can make the ground well-suited for hay production and cattle operations, while also contributing to the property’s natural habitat. The tract is located in Boyd ISD in Wise County, with easy access to major highways, offering both convenience and a measure of privacy.

    For buyers looking for more than just farmland, this property is positioned as an ideal environment for deer and hog hunting, as well as for enjoying quiet time outdoors. It also presents a strong option for ranchers and outdoor enthusiasts who want a larger piece of land with natural features, river access, and the flexibility to support hay, grazing, and recreation. Investors may also view the mix of agricultural utility and outdoor appeal as meaningful future potential.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Boyd
    County
    Wise
    State
    Texas
    Longitude
    -97.554055
    Latitude
    33.091035

    Nearby Similar for Sale

    • $1,685,315

      Boyd, TX Ranch Land

      108.73 acres with highway frontage and mature timber.
      Hwy 114, Boyd, TX 76023
      View Details

    FAQs

    What type of property is this?
    Ranch - Sizable Wise County tract with Trinity River frontage, open pasture, and wildlife habitat for hunting, hay, or grazing uses.
    Where is this ranch located?
    The property is located at Abel Lane Boyd, TX.
    What is the asking price?
    The asking price for this property is $2,600,000.
    What are key features of this property?
    This property features: 96.45 acre property with direct Trinity River frontage.; Versatile land suitable for farming, grazing, wildlife management, recreation, and hunting.; Mix of open pasture, established tree lines, and abundant wildlife.
    (830) 591-9840
    We can help!
    Listing Contact
    Levi Gutierrez
    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.

    More about this property
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