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    Ranch Land with Soil Conservation Lake Title is generated by Realmo AI

    County Road 346, Gouldbusk, TX 76845

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    Claim this Listing
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    For Sale
    $1,715,571

    LAND - Gouldbusk, TX

    Lot size:
    429.00 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 11:06 pm

    Property Features for County Road 346

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Fencing
    Fenced
    Standard status
    Active
    APN
    R10862
    Lot size
    429.00 Acres

    Taxes and HOA fees

    Tax Description
    A0126 THOS CASEY SUR 275, ACRES 512
    Tax Annual Amount
    1500

    Utilities

    Water front features
    Creek
    Water front
    1

    We can help!

    Listing Contact
    Dan Goad
    Dan Goad

    Listing agent Dan Goad License #0752405

    Listing office CLARK REAL ESTATE GROUP Weatherford, TX

    Listing date Jun 3, 2026

    MLS# 21289201 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 400 acres of land with improved pastures and native brush
    • Creek runs through part of the property
    • 26‑acre soil conservation lake with a rock dam
    • Multiple stock tanks plus plenty of water and multiple electric locations
    • Fenced property with trees and brush for hunting and fishing
    • Owner willing to subdivide into 211 acres + 218 acres; buyer to verify all information

    Overview

    This ranch and recreational land offering includes improved pastures with native brush, along with scattered trees and brush suitable for hunting and fishing. A creek runs through one part of the property, and stock tanks are located throughout. Water is further supported by a 26-acre soil conservation lake with a rock dam, plus multiple electric locations for potential development needs.

    The property is located in Coleman County near Gouldbusk, with access noted via County Road 346. The seller indicates an option to subdivide the land into 211 acres plus 218 acres, and buyers and their agents are asked to verify all information.

    For buyers seeking a larger ranch tract, the combination of pastureland, native cover, and year-round water features supports livestock grazing and off-grid recreation. The presence of multiple electric locations may help reduce up-front barriers if the goal is to build improvements. As always, due diligence is recommended to confirm boundaries, subdivision feasibility, and any intended uses.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Gouldbusk
    County
    Coleman
    State
    Texas
    Longitude
    -99.514232
    Latitude
    31.585073

    Nearby Similar for Sale

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    • $843,789

      Recreational Hunting and Ranch Land

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      211 Acres of Pastureland

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    FAQs

    What type of property is this?
    Ranch - Large ranch land with improved pastures, native brush, and a 26-acre soil conservation lake for water and recreation.
    Where is this ranch located?
    The property is located at County Road 346 Gouldbusk, TX.
    What is the asking price?
    The asking price for this property is $1,715,571.
    What are key features of this property?
    This property features: Over 400 acres of land with improved pastures and native brush; Creek runs through part of the property; 26‑acre soil conservation lake with a rock dam
    (817) 578-0609
    We can help!
    Listing Contact
    Dan Goad
    Dan Goad
    Real Estate License ID: 0752405
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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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