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    33060 County Line Rd Sumner, TX 75486

    Sponsored
    For Sale
    $1,641,600

    Ranch, Farm/Ranch - Sumner, TX

    Type:Farm
    Property size:
    1,700 SF
    Lot size:
    288.00 Acres
    Days on Market:
    2
    Last Refresh:
    Jan 24 at 10:06 am

    Property Features for 33060 County Line Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    2
    APN
    52256
    Parking features
    Garage
    Exterior features
    Fence
    Fencing
    Fenced
    Fireplace
    1
    Size
    1,700 SF
    Lot size
    288.00 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Fireplace(s)
    Cooling system
    Ceiling Fan(s), Central Air, Electric
    Water front features
    Creek

    Building Details

    Year built
    1960
    Floors in Building
    1
    Flooring type
    Tile
    Building materials
    Brick, See Remarks
    Roof type
    Composition
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Ben Jackson

    United Country-Texas Landmark Properties (903) 941-3390

    Listing agent Ben Jackson (903) 941-3390 License #0660466

    Listing date Jan 23, 2026

    MLS# 21159638 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.

    Learn more

    Property Insight Report

    Overview

    Texas Ranch and Hunting Property

    Located near Paris, Texas, in Lamar County, this approximately 288-acre ranch offers both agricultural and recreational opportunities. Situated directly across from the Gambill Wildlife Refuge and Lake Gibbons, the property combines agricultural productivity with wildlife access. The ranch features rolling topography, seasonal creeks, open pastures, and mature hardwood timber. Six stock tanks and cross-fencing support cattle and hay operations while creating habitat for deer, turkey, dove, duck, and wild hog. A 1960s three-bedroom ranch house provides functional headquarters, with a premiere hilltop building site available for a custom home with elevated views. The property is located minutes from Loop 286 in Paris, offering rural privacy with convenient town access. Large neighboring landowners and city-owned refuge land across the road provide long-term protection from development. Road frontage provides easy access. The property is suited for cattle ranchers seeking recreational opportunities, hunters wanting a productive land investment, or families building a legacy property in Northeast Texas.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Sumner
    County
    Lamar
    State
    Texas
    Longitude
    -95.849842
    Latitude
    33.820088

    Nearby Similar for Sale

    • $689,500
      1,710 SF

      Farm/Ranch Property in Sumner, TX

      58.485 acre farm/ranch property featuring a modern farmhouse.
      1355 County Road 33100, Sumner, TX 75486
      View Details

    FAQs

    What type of property is this?
    Ranch - 288-acre ranch near Paris, TX, ideal for cattle and hunting.
    Where is this ranch located?
    The property is located at 33060 County Line Rd Sumner, TX.
    What is the asking price?
    The asking price for this property is $1,641,600.
    What are key features of this property?
    This property features: - 288-acre working cattle ranch adjacent to Gambill Wildlife Refuge and Lake Gibbons, offering both agricultural income and recreational opportunities.; - Functional 1960s three-bedroom ranch house with a premiere hilltop building site for a custom home with **elevated views**.; - Ideal habitat for deer, turkey, dove, duck, and wild hog, enhanced by proximity to the wildlife refuge.
    (903) 941-3390
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    33060 County Line Rd Sumner, TX 75486
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    Sumner, TX 75486
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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
    33060 County Line Rd Sumner, TX 75486
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    We can help!
    Listing Contact
    Ben Jackson
    Real Estate License ID: 0660466
    (903) 941-3390
    Learn more
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