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    668 County Road 108 Carthage, TX 75633

    Sponsored
    For Sale
    $1,300,000

    Ranch,Traditional, Farm/Ranch - Carthage, TX

    Type:Farm
    Property size:
    3,736 SF
    Lot size:
    79.00 Acres
    Days on Market:
    9
    Last Refresh:
    Jan 28 at 3:06 pm

    Property Features for 668 County Road 108

    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
    0001661
    Parking features
    Garage
    Interior features
    Decorative Lighting, Flat Screen Wiring, High Speed Internet Available, Tile Counters, Walk-in Closet(s)
    Exterior features
    Built-in Barbecue, Dog Run, Kennel, Fence
    Fencing
    Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Garbage Disposer, Range, Washer
    Size
    3,736 SF
    Lot size
    79.00 Acres

    Utilities

    Heating system
    Central, Fireplace(s), Natural Gas, Zoned (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric, Zoned

    Building Details

    Year built
    1970
    Floors in Building
    2
    Flooring type
    Brick, Carpet
    Building materials
    Brick
    Roof type
    Composition
    Architectural style
    New Traditional
    Additional Structures
    Kennel/Dog Run

    We can help!

    Listing Contact
    Carroll Bobo
    Carroll Bobo

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

    Listing agent Carroll Bobo (903) 941-3390

    Listing date Jan 20, 2026

    MLS# 21008726 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

    East Texas Cattle Ranch Gem

    Located a short distance from Carthage, Texas, the Triple C Cattle Ranch is a seventy-nine acre property featuring rolling pastures and a hilltop ranch home. The two-story home offers 3,186 square feet of living space, including four bedrooms, three and a half bathrooms, a family room with a fireplace insert, a formal dining room, a country kitchen, a sunroom, a game room, and an office or library space. Large tinted windows provide ample natural light. A deck off the living room offers views of the ranch, while a shaded front porch is suited for morning coffee. The property includes a gunite saltwater pool with water features and underwater lighting, along with a poolside stone and rough cedar cabana equipped with a restroom, wood-burning fireplace, kitchen area, bar, extra storage space, and a full-size refrigerator. Fenced and cross-fenced pastures are suitable for cattle grazing. A small lake provides water for livestock and wildlife. Additional structures include a hay barn, covered parking for tractors and implements, a metal shop building, and a man cave with an overhang for parking and storage. Working pens with a squeeze chute are in place. The property is located near Carthage, the county seat of Panola County, which has a population of 6,569 as of the 2020 census and includes shopping such as HEB Grocery Store.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Carthage
    County
    Panola
    State
    Texas
    Longitude
    -94.400322
    Latitude
    32.110796

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    FAQs

    What type of property is this?
    Ranch - Seventy-nine acre ranch with hilltop home and pool.
    Where is this ranch located?
    The property is located at 668 County Road 108 Carthage, TX.
    What is the asking price?
    The asking price for this property is $1,300,000.
    What are key features of this property?
    This property features: - 1.79-acre turnkey cattle ranch with fenced and cross-fenced pastures, hay barn, working pens with squeeze chute, and a small lake.; - Hilltop ranch home (3186 sq ft) featuring 4 bedrooms, 3.5 bathrooms, family room with fireplace, game room, office/library, and large tinted windows.; - **Outdoor entertainment area with gunite saltwater pool, stone and cedar cabana with restroom, fireplace, kitchen area, bar, and storage.**
    (903) 530-2475
    Request Owner's contact information
    668 County Road 108 Carthage, TX 75633
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    Carthage, TX 75633
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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
    668 County Road 108 Carthage, TX 75633
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    We can help!
    Listing Contact
    Carroll Bobo
    Carroll Bobo
    Real Estate License ID: 0273469
    (903) 530-2475
    Learn more
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