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    Ranch Land with Creek and Improvements Title is generated by Realmo AI

    TBD-196.5 acres FM 116 Road, Gatesville, TX 76528

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    For Sale
    $2,141,850

    LAND - Other - Gatesville, TX

    Lot size:
    176.79 Acres
    Added:
    Feb 13, 2026
    Days on Market:
    113
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for TBD-196.5 acres FM 116 Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Brush, Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    108785
    Lot size
    176.79 Acres

    Taxes and HOA fees

    Tax Description
    1009 J THOMPSON, & 0323 B Eilers ACRES 176.89
    Tax Annual Amount
    341

    Utilities

    Water source
    Well
    Water front features
    Creek

    Building Details

    Architectural style
    Other
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Calvin Burks
    Calvin Burks

    Listing agent Calvin Burks License #0268721

    Listing office BURKS REAL ESTATE Evant, TX

    Listing date Feb 13, 2026

    MLS# 21057769 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

    • 176.789‑acre ranch just south of Gatesville off FM 116, with rolling terrain and an 80‑ft elevation change for long views
    • About 60% open pasture suited for cattle or horses, plus wooded areas with oak, pecan, mesquite, and cedar
    • Cottonwood Creek runs through the property with 10–20 ft limestone bluffs along the creek frontage
    • Windmill water well supplies water, plus a smaller stock tank and a newly constructed tank over 1 acre for livestock, wildlife, or fishing
    • Improved for livestock with a 30' x 60' barn, functional cattle pens, and well‑maintained fenced areas
    • Located about 2.3 miles from Coryell Health Hospital in Gatesville ISD; roughly 30 minutes to Waco, Temple, or Killeen

    Overview

    Spanning 176.789 acres, this ranch features a balanced mix of open pasture and diverse hardwoods, including oak, pecan, mesquite, and cedar. Rolling terrain with an approximate 80-foot elevation change provides wide-ranging countryside views and multiple potential homesites. Cottonwood Creek runs through the property, with limestone bluffs rising approximately 10 to 20 feet along the creek for a distinctive natural setting.

    The land is located just south of Gatesville off FM 116, offering a combination of privacy and access. Improvements include a 30' x 60' barn, functional cattle pens, and well-maintained fencing. Water is a key advantage, supported by a windmill water well, a smaller stock tank, and a newly constructed tank over an acre in size.

    Well-suited for buyers seeking either a working livestock operation or a recreational ranch property, the open grazing areas pair with wooded cover that can support wildlife. The combination of creek frontage, reliable water resources, and existing ranch improvements make the property particularly practical for starting or continuing cattle or horse use, while also providing a scenic foundation for a custom build.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Gatesville
    County
    Coryell
    State
    Texas
    Longitude
    -97.7954386
    Latitude
    31.4065506

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    FAQs

    What type of property is this?
    Ranch - Productive pasture, wooded cover, and dependable water support livestock use and recreational retreat opportunities.
    Where is this ranch located?
    The property is located at TBD-196.5 acres FM 116 Road Gatesville, TX.
    What is the asking price?
    The asking price for this property is $2,141,850.
    What are key features of this property?
    This property features: 176.789‑acre ranch just south of Gatesville off FM 116, with rolling terrain and an 80‑ft elevation change for long views; About 60% open pasture suited for cattle or horses, plus wooded areas with oak, pecan, mesquite, and cedar; Cottonwood Creek runs through the property with 10–20 ft limestone bluffs along the creek frontage
    (254) 865-3601
    We can help!
    Listing Contact
    Calvin Burks
    Calvin Burks
    Real Estate License ID: 0268721
    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.

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