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    3998 County Road 2706 Caddo Mills, TX 75135

    Sponsored
    For Sale
    $1,849,000

    Traditional, Farm/Ranch - Caddo Mills, TX

    Type:Farm
    Property size:
    2,387 SF
    Lot size:
    161.39 Acres
    Days on Market:
    6
    Last Refresh:
    Feb 2 at 9:06 pm

    Property Features for 3998 County Road 2706

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    Bathrooms
    4
    APN
    27334
    Parking features
    Carport, Driveway, Garage, Off Street
    Interior features
    High Speed Internet Available, Open Floorplan, Pantry
    Exterior features
    Rain Gutters, Stable/Barn, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Refrigerator
    Size
    2,387 SF
    Lot size
    161.39 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Fireplace(s), Natural Gas, Propane (Heating), Space Heater
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    1970
    Floors in Building
    2
    Flooring type
    Brick, Carpet, Tile, Tile - Ceramic
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    New Traditional
    Additional Structures
    Barn(s), Stable(s)

    We can help!

    Listing Contact
    Jerry Dawson

    Century 21 Pattesron (903) 455-7490

    Listing agent Jerry Dawson (903) 527-3315 License #0346185

    Listing date Jan 28, 2026

    MLS# 20835656 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

    Caddo Mills Ranch with Acreage

    This unique ranch property encompasses 161.3864 acres and offers diverse land use possibilities, including cattle and horse grazing, recreation, fishing, and hunting. The land features a combination of open pasture areas and wooded sections, with wild hogs present at the back of the property near the creek. Currently leased for cattle and horses, the ranch includes four ponds. One pasture near the home is enclosed with pipe fencing. A tree-lined circle driveway leads to the two-story home, which is surrounded by large trees. The residence has 4 bedrooms, 3.5 bathrooms, two living areas, an office, a two-car garage, and a two-car attached carport. The open floor plan features brick floors in the living area and kitchen, with ceramic tile and carpet in other areas. French doors, a bay window by the dining area, and a fireplace with gas logs are notable features. The family room at the back of the home offers scenic views of horses, cattle, and wildlife through its many windows. The home is in need of TLC. A barn with some concrete and four stalls is located behind the home. The property is located close to town and within the Caddo Mills Independent School District.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Real Estate Agency HVAC Service Discount Store Car Rental Facility Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Caddo Mills
    County
    Hunt
    State
    Texas
    Longitude
    -96.243153
    Latitude
    33.082758

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    FAQs

    What type of property is this?
    Ranch - Ranch property featuring pastures, woods, ponds, and a two-story home.
    Where is this ranch located?
    The property is located at 3998 County Road 2706 Caddo Mills, TX.
    What is the asking price?
    The asking price for this property is $1,849,000.
    What are key features of this property?
    This property features: - 161+ acre ranch ideal for cattle, horses, recreation, and hunting.; - Includes a **2-story home with 4 bedrooms, 3.5 baths**, 2 living areas, office, 2-car garage and 2-car carport.; - Features 4 ponds and a barn with 4 stalls.
    (903) 455-9414
    Request Owner's contact information
    3998 County Road 2706 Caddo Mills, TX 75135
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    Caddo Mills, TX 75135
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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
    3998 County Road 2706 Caddo Mills, TX 75135
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    We can help!
    Listing Contact
    Jerry Dawson
    Real Estate License ID: 0346185
    (903) 455-9414
    Learn more
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