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    Property profile & analytics

    1842 County Road 2125 Ivanhoe, TX 75447

    • Commercial real estate
    • 2,625 SF
    • 164.39 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-8901751
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 1842 County Road 2125

    Year built
    2015
    Lot size
    164.39 lot acres
    Property size
    2,625 SF
    Property type
    Commercial real estate
    APN
    000000083782

    Description

    Exceptional investment opportunity: a 164.39-acre Texas ranch in Ivanhoe, Fannin County (APN: 000000083782), listed at $2,950,000. This property boasts a 2,625 square foot, single-story custom home built in 2015, featuring hardwood floors, granite countertops, Viking appliances, an open floor plan, oversized garage, and extensive porch space. A whole-home Generac propane generator ensures reliable power. Additional structures include a 600 square foot bunkhouse with a full kitchen, a massive 40x60 insulated and heated shop with ample awning coverage, a four-stall horse barn with tack and feed rooms, chicken coops, and an 80x50 equipment shed. The property features improved Bermuda grass pastures, cross-fencing, and strategically placed ponds. Custom-designed working facilities enhance operational efficiency. This intensively managed ranch is ready for immediate use, offering a unique blend of luxury living and productive agricultural potential. The land value is $1,124 per square foot. The property is located at 1842 County Road 2125, Ivanhoe, TX 75447.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Ivanhoe
    County
    Fannin
    State
    Texas
    Longitude
    -96.0708255
    Latitude
    33.7973982

    Comparable in this City

    • $425,000
      24.33 Acres

      24-Acre Land with Multiple Residences

      24.331-acre property with residences, ponds, and agricultural potential.
      3721 Fm 1396 E, Ivanhoe, TX 75447
      View Details
    • $739,900
      3,328 SF

      Turnkey Agricultural Business Opportunity

      42-acre property equipped for agricultural or animal-based business.
      3224 County Road 2225, Ivanhoe, TX 75447
      View Details
    • $1,250,000
      2,300 SF

      Ivanhoe Barndominium with Rental Potential

      Secluded barndominium on 25 acres with rental homes and amenities.
      7250 N Fm 273, Ivanhoe, TX 75447
      View Details
    • New
      $12,000,000
      976.00 Acres

      Texas Ranch with Private Lake

      976-acre ranch featuring a private 85-acre lake.
      648 County Road 2205, Ivanhoe, TX 75447
      View Details
    • $888,087
      77.23 Acres

      Ivanhoe Ranch with Recreational Opportunities

      Picturesque 77.2-acre ranch near Bois d'arc Lake.
      Tbd County Rd 2620, Ivanhoe, TX 75447
      View Details
    • $655,668
      50.83 Acres

      Expansive Fannin County Land

      50.827 acres in Fannin County, Texas, perfect for privacy.
      Tbd 50.827 Acres Fm-1396, Ivanhoe, TX 75447
      View Details

    Similar Nearby for Sale

    • $425,000
      24.33 Acres

      24-Acre Land with Multiple Residences

      24.331-acre property with residences, ponds, and agricultural potential.
      3721 Fm 1396 E, Ivanhoe, TX 75447
      View Details
    • $739,900
      3,328 SF

      Turnkey Agricultural Business Opportunity

      42-acre property equipped for agricultural or animal-based business.
      3224 County Road 2225, Ivanhoe, TX 75447
      View Details
    • $1,250,000
      2,300 SF

      Ivanhoe Barndominium with Rental Potential

      Secluded barndominium on 25 acres with rental homes and amenities.
      7250 N Fm 273, Ivanhoe, TX 75447
      View Details
    • New
      $12,000,000
      976.00 Acres

      Texas Ranch with Private Lake

      976-acre ranch featuring a private 85-acre lake.
      648 County Road 2205, Ivanhoe, TX 75447
      View Details
    • $888,087
      77.23 Acres

      Ivanhoe Ranch with Recreational Opportunities

      Picturesque 77.2-acre ranch near Bois d'arc Lake.
      Tbd County Rd 2620, Ivanhoe, TX 75447
      View Details
    • $655,668
      50.83 Acres

      Expansive Fannin County Land

      50.827 acres in Fannin County, Texas, perfect for privacy.
      Tbd 50.827 Acres Fm-1396, Ivanhoe, TX 75447
      View Details
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    Ivanhoe, TX 75447
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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.

    More about this property
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