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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    2531 Fm 1940 Franklin, TX 77856

    • Commercial real estate
    • 25.52 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US82-9096310
    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 2531 Fm 1940

    Lot size
    25.52 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 25.52-acre property in Robertson County, Texas, presents a remarkable opportunity for recreational use and investment. The land boasts productive pastures with improved grasses, ideal for cattle, yielding multiple round bale harvests annually. A tranquil pond, nestled amongst trees, provides shade and a thriving habitat for wildlife. The gently rolling terrain offers ample space and potential for future development, with several suitable homesites. The property features significant frontage on FM 1940, with a well-maintained entrance and excellent fencing. Essential utilities, including electricity and a water meter, are in place. A modest home, currently leased, is included as-is, offering a chance for renovation or removal. A recent 2022 survey is available. The property benefits from an agricultural exemption. Conveniently located near Franklin (6.5 miles), College Station (37 miles), and Houston (130 miles). The asking price is $399,000.

    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
    Franklin
    County
    Robertson
    State
    Texas
    Longitude
    -96.3957071
    Latitude
    31.0525366

    Comparable in this City

    • $515,000
      25.00 Acres

      25 Acre Retreat Ready Homesite

      25 acres in Franklin, TX with infrastructure and metal barn.
      9628 Fm 2446, Franklin, TX 77856
      View Details
    • $160,000

      Unrestricted Land in Franklin ISD

      9.88 acre property with mature trees, ready for building.
      13319 Tyler Ln, Franklin, TX 77856
      View Details
    • $200,000

      Franklin Land with Pond

      10-acre land near Franklin, TX, with rolling hills and pond.
      6526 Owensville Cemetery Rd, Franklin, TX 77856
      View Details
    • $2,590,000

      99-Acre Ranch with Custom Home

      Franklin estate with custom home, pool, and agricultural potential.
      4732 W Us Highway 79, Franklin, TX 77856
      View Details
    • $400,000
      23.05 Acres

      Robertson County Farmland with Remodeled Home

      23.05 acres with remodeled 3 bed, 2 bath mobile home.
      6118 Farm To Market Rd, Franklin, TX 77856
      View Details
    • New
      $1,053,500
      107.53 Acres

      107 Acre Ranch with Ponds

      107 acre ranch featuring ponds, pastures, and wooded creeks.
      4834 Old Boone Pr 107.53 Acres Rd, Franklin, TX 77856
      View Details

    Similar Nearby for Sale

    • $515,000
      25.00 Acres

      25 Acre Retreat Ready Homesite

      25 acres in Franklin, TX with infrastructure and metal barn.
      9628 Fm 2446, Franklin, TX 77856
      View Details
    • $160,000

      Unrestricted Land in Franklin ISD

      9.88 acre property with mature trees, ready for building.
      13319 Tyler Ln, Franklin, TX 77856
      View Details
    • $200,000

      Franklin Land with Pond

      10-acre land near Franklin, TX, with rolling hills and pond.
      6526 Owensville Cemetery Rd, Franklin, TX 77856
      View Details
    • $2,590,000

      99-Acre Ranch with Custom Home

      Franklin estate with custom home, pool, and agricultural potential.
      4732 W Us Highway 79, Franklin, TX 77856
      View Details
    • $400,000
      23.05 Acres

      Robertson County Farmland with Remodeled Home

      23.05 acres with remodeled 3 bed, 2 bath mobile home.
      6118 Farm To Market Rd, Franklin, TX 77856
      View Details
    • New
      $1,053,500
      107.53 Acres

      107 Acre Ranch with Ponds

      107 acre ranch featuring ponds, pastures, and wooded creeks.
      4834 Old Boone Pr 107.53 Acres Rd, Franklin, TX 77856
      View Details
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    Franklin, TX 77856
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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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