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    Recreational Ranch Land with Cabin Title is generated by Realmo AI

    Rocky Mound, Graham, TX 76450

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    Claim this Listing
    For Sale
    $436,348

    LAND - Other - Graham, TX

    Lot size:
    39.67 Acres
    Added:
    Apr 10, 2026
    Days on Market:
    55
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for Rocky Mound

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Cleared, Brush, Grassed
    Standard status
    Active
    APN
    7116
    Lot size
    39.67 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Keaton Livingston

    Listing agent Keaton Livingston

    Listing office Mossy Oak Properties Lone Star Farm & Ranch TX

    Listing date Apr 10, 2026

    MLS# 21234193 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

    • 39.668 acres in Young County, about 5 miles from Graham, Texas, with open pasture and heavily wooded areas.
    • Approximately 22 acres of open pastureland suitable for grazing livestock, cutting hay, or hunting.
    • Approximately 17 acres heavily wooded, providing habitat for deer, hogs, dove, and small game.
    • Private 770 sq. ft. cabin (1 bedroom, 1 bathroom) with full kitchen and living room for weekend stays or guest use.
    • Off‑grid utilities noted: well water and septic tank for the cabin; additional water meter installed at the front of the property.
    • Includes shed for storage and cattle pens; multiple build sites available and optional adjoining 16 acres also listed.

    Overview

    This 39.668-acre property offers a versatile layout of open pasture and heavily wooded cover, well suited to both ranching and outdoor recreation. Approximately 22 acres of pasture can support grazing livestock, hay production, or hunting setups, while the remaining acreage is wooded habitat for wildlife. A private 770 sq. ft. cabin at the back of the land includes one bedroom, one bathroom, a full kitchen, and a living room, making it a functional weekend retreat or guest cabin. Additional improvements include a shed for storage and cattle pens for working livestock. Water is available via a water well serving the cabin, and a water meter is installed at the front of the property, allowing flexibility for future development and additional build sites.

    The property has well-maintained road access and is located about 5 miles from Graham, with additional driving distance to Jacksboro, Fort Worth, and Dallas. Current use is oriented toward recreation, livestock grazing, and weekend getaways.

    For buyers seeking a small-to-mid size working ranch with privacy, this land supports multiple directions, including continuing as a hunting and recreational tract or expanding cattle and hay activities. The presence of the cabin and multiple build sites also makes it practical for an owner who wants to bring in a primary residence while keeping the existing cabin as a guest house or rental retreat.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Graham
    County
    Young
    State
    Texas
    Longitude
    -98.5203153
    Latitude
    33.1496847

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    FAQs

    What type of property is this?
    Ranch - Mixed pasture and heavy woodland with a private cabin and improvements for recreation, livestock, or a future home site.
    Where is this ranch located?
    The property is located at Rocky Mound Graham, TX.
    What is the asking price?
    The asking price for this property is $436,348.
    What are key features of this property?
    This property features: 39.668 acres in Young County, about 5 miles from Graham, Texas, with open pasture and heavily wooded areas.; Approximately 22 acres of open pastureland suitable for grazing livestock, cutting hay, or hunting.; Approximately 17 acres heavily wooded, providing habitat for deer, hogs, dove, and small game.
    (469) 600-2780
    We can help!
    Listing Contact
    Keaton Livingston
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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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