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    Productive Farm with Irrigation Wells Title is generated by Realmo AI

    County State Line, Stratford, TX

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    Texas farm featuring irrigation wells, grain storage, and cattle facilities.

    Type:LAND
    Lot size:
    1,871.00 Acres
    Added:
    Sep 10, 2025
    Days on Market:
    256
    Last Refresh:
    Apr 5 at 10:42 pm

    Property Features for County State Line

    General Information

    Standard status
    Active
    Lot size
    1,871.00 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    Zurick Labrier

    Listing agent Zurick Labrier

    Listing office Mason & Morse Ranch Company - Corporate

    Listing date Sep 10, 2025

    Source Moodyscre

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Mason & Morse Ranch Company - Corporate

    HighLights

    • Extensive Irrigation System: 6 irrigation wells producing 2675 gpm total, and 7 sprinklers.
    • Cattle Working Facilities: Featuring cattle working pens with hydraulic chute, crowding circle (covered) load out, 500 ft of bunk space, and automatic water tanks.
    • Grain Storage: 8,000 bu grain storage capacity.
    • Water Resources: Cattle water tanks across property, submersible well at the house, and a domestic well at the house.
    • Home and Shop: 2600 sq ft home with 2‑bedroom, 2‑bath, loft area, safe room, 2‑car garage, plus a 40x45 shop.
    • Pumping Power: 4 Electric motors with hollow shaft turbine pumps and VFD’s, plus 2 Cummins engines with turbines and 2 booster pumps.

    Overview

    This Texas farm property includes cattle working pens with a hydraulic chute, a crowding circle with covered load out, 500 feet of bunk space, and automatic water tanks. A second set of pens is located on the west side. The property also features cattle water tanks throughout. Grain storage is available with a capacity of 8,000 bushels. Water is supplied by six irrigation wells producing a total of 2675 gpm. One submersible well is located at the house. The irrigation system includes seven sprinklers: one Zimm 8 tower, one Valley 8 tower, two Zimm 9 Tower, one Valley 10 tower, one Valley/Zimm 8 tower, and one Zimm 5 tower. Four electric motors power hollow shaft turbine pumps with VFDs. Two Cummins engines are equipped with turbines, along with two booster pumps. A domestic well serves the house. The property includes a 2,600 square foot home featuring two bedrooms, two bathrooms, a loft area, a safe room, and a two-car garage. A shop measuring approximately 40x45 feet is also present.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Stratford
    County
    Sherman
    State
    Texas
    Longitude
    -102.072
    Latitude
    36.3361

    Nearby Similar for Sale

    • $6,232,710

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    • $1,728,000

      Highway 54 Irrigated Land

      302 acres of irrigated farmland southwest of Stratford, TX.
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    FAQs

    What type of property is this?
    Farm - Texas farm featuring irrigation wells, grain storage, and cattle facilities.
    Where is this farm located?
    The property is located at County State Line Stratford, TX.
    What is the asking price?
    The asking price for this property is $6,232,710.
    What are key features of this property?
    This property features: Extensive Irrigation System: 6 irrigation wells producing 2675 gpm total, and 7 sprinklers.; Cattle Working Facilities: Featuring cattle working pens with hydraulic chute, crowding circle (covered) load out, 500 ft of bunk space, and automatic water tanks.; Grain Storage: 8,000 bu grain storage capacity.
    (806) 681-9099 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Zurick Labrier
    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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