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    Agricultural Land with Ponds and Creek Title is generated by Realmo AI

    COUNTY RD 1340, Chico, TX 76431

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    Claim this Listing
    For Sale
    $1,826,499

    LAND - Chico, TX

    Lot size:
    177.33 Acres
    Added:
    Feb 6, 2026
    Days on Market:
    118
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for COUNTY RD 1340

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Wooded
    Fencing
    Gate, Fenced
    Standard status
    Active
    APN
    A0808003100
    Lot size
    177.33 Acres

    We can help!

    Listing Contact
    Jake White

    Listing agent Jake White License #0682119

    Listing office League Real Estate Fort Worth, TX

    Listing date Feb 6, 2026

    MLS# 21169452 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

    • 177 acres in Wise County, Texas, currently ag exempt and leased to run cattle
    • Fully fenced property with gate access and some cross fencing
    • Water features include three ponds and a creek flowing through the property
    • Mixed landscape with lush open pastures and wooded areas
    • Abundant wildlife with suitability for ranching, hunting, and outdoor recreation
    • Convenient travel times: 15 minutes to the Decatur downtown square, 50 minutes to Downtown Fort Worth, and 1 hour to DFW International Airport

    Overview

    A productive acreage offering expansive open pastures alongside wooded areas, supporting abundant wildlife across the property. Water is a major attribute here, with three ponds and a creek flowing through the land, creating multiple areas for both livestock and outdoor use. The property is fully fenced with some cross fencing, and it is currently ag exempt while being leased to run cattle.

    Situated in Wise County near Chico, the tract provides convenient access to the area’s amenities. It’s described as roughly 15 minutes to the downtown square in Decatur, about 50 minutes to Downtown Fort Worth, and approximately 1 hour to DFW International Airport, balancing country privacy with regional connectivity.

    This site is well suited for buyers seeking a working ranch or an asset that can support multiple outdoor-oriented pursuits. The combination of pasture, tree cover, reliable water features, and fencing makes it practical for continued cattle operations, while also aligning with hunting and outdoor recreation use. For investors and land buyers exploring longer-term options, the acreage is positioned as a flexible platform for future development or other land-based ventures, subject to applicable approvals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Chico
    County
    Wise
    State
    Texas
    Longitude
    -97.711792
    Latitude
    33.266548

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    FAQs

    What type of property is this?
    Ranch - Fully fenced tract with three ponds and a creek, currently ag-exempt and leased for cattle grazing.
    Where is this ranch located?
    The property is located at COUNTY RD 1340 Chico, TX.
    What is the asking price?
    The asking price for this property is $1,826,499.
    What are key features of this property?
    This property features: 177 acres in Wise County, Texas, currently ag exempt and leased to run cattle; Fully fenced property with gate access and some cross fencing; Water features include three ponds and a creek flowing through the property
    (972) 849-9889
    We can help!
    Listing Contact
    Jake White
    Real Estate License ID: 0682119
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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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