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    North Texas Ranching and Recreational Title is generated by Realmo AI

    HWY 148, Petrolia, TX 76377

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    Claim this Listing
    For Sale
    $11,500,724

    LAND - Petrolia, TX

    Lot size:
    3,112.51 Acres
    Added:
    Jan 7, 2026
    Days on Market:
    147
    Last Refresh:
    Jun 3 at 4:06 am

    Property Features for HWY 148

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0116878
    Lot size
    3,112.51 Acres

    Taxes and HOA fees

    Tax Description
    AB 374 PARKER CSL BLK 68

    We can help!

    Listing Contact
    Blaine Covington

    Listing agent Blaine Covington License #0474901

    Listing office Texas Hunting Land. LLC Fort Worth, TX

    Listing date Jan 7, 2026

    MLS# 21146395 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

    • Large, contiguous ranch (3,112 acres) in North Texas, ideal for both cattle operations and recreation.
    • Excellent access with frontage on three roads (Highway 148, Lonestar Road, and Black Road).
    • Abundant surface water with nineteen ponds and a small lake.
    • Well‑maintained cattle operation infrastructure: large barn, pipe corrals with working facilities (loading alley, dipping vat, working chute, scales), and divided pastures with good to excellent fencing.
    • Diverse wildlife habitat along Long Creek and its tributaries, suitable for hunting trophy whitetail deer, Rio Grande turkey, wild hogs, and varmints.
    • Conveniently located ranch headquarters with electrical service and bulk feeders.

    Overview

    The Frey Ranch is a 3,112-acre ranching and recreational property located in northern Clay County. The property features native rolling grass prairies and hardwood-lined creeks, offering a combination of cattle operations and hunting opportunities. Long Creek and its tributaries traverse the property, supporting hardwood corridors that provide habitat for whitetail deer, Rio Grande turkey, wild hogs, and varmints. The acreage is primarily devoted to a cattle operation, featuring native grasses. The ranch headquarters is located along Highway 148 between Henrietta and Petrolia and includes a large barn with enclosed space and loafing areas suitable for horses or cattle. Adjacent pipe corrals are equipped with a loading alley, dipping vat, working chute, and scales. Fencing throughout the ranch is in good to excellent condition, with multiple divided pastures and pipe-gated entrances. Electrical service is available at the headquarters, along with two overhead bulk feeders for livestock. The property has frontage on three sides via Highway 148, Lonestar Road, and Black Road. Surface water is abundant, with nineteen ponds and a small lake located just across from the headquarters. The terrain is well-drained, with gently rolling topography.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Petrolia
    County
    Clay
    State
    Texas
    Longitude
    -98.229367
    Latitude
    34.010398

    FAQs

    What type of property is this?
    Ranch - Premier 3,112-acre North Texas ranch with cattle and hunting opportunities.
    Where is this ranch located?
    The property is located at HWY 148 Petrolia, TX.
    What is the asking price?
    The asking price for this property is $11,500,724.
    What are key features of this property?
    This property features: Large, contiguous ranch (3,112 acres) in North Texas, ideal for both cattle operations and recreation.; Excellent access with frontage on three roads (Highway 148, Lonestar Road, and Black Road).; Abundant surface water with nineteen ponds and a small lake.
    (817) 350-4617
    We can help!
    Listing Contact
    Blaine Covington
    Real Estate License ID: 0474901
    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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