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    7807 Tx-6 Clifton, TX 76634

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    Sponsored
    For Sale
    $1,099,000

    Farm/Ranch - Clifton, TX

    Type:Farm
    Property size:
    2,524 SF
    Lot size:
    57.63 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 16 at 10:06 pm

    Property Features for 7807 Tx-6

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3
    Bedrooms
    3
    Bathrooms
    3
    APN
    R26710
    Parking features
    Garage
    Interior features
    Built-in Features, Decorative Lighting, Eat-in Kitchen, Flat Screen Wiring, Kitchen Island, Natural Woodwork, Open Floorplan, Pantry
    Fireplace
    1
    Appliances
    Cooktop, Cooktop - Electric, Refrigerator
    Size
    2,524 SF
    Lot size
    57.63 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s)
    Cooling system
    Electric

    Building Details

    Year built
    2003
    Floors in Building
    1
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Tai Cobb Klam

    Cobb Properties (254) 253-0157

    Listing agent Tai Cobb Klam (254) 253-0157 License #0594871

    Listing date Mar 14, 2026

    MLS# 20933025 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

    Recreational Ranch with Panoramic Views

    Little Rocksprings Ranch is a 57.63-acre high-fenced recreational retreat located just off State Highway 6 in Bosque County. The property is known for producing some of the largest whitetail deer in the area. The land features steep, rolling terrain, rising from approximately 860 feet at the southeast entrance to elevations between 950 and 970 feet near the center before gently sloping back down to about 870 feet in the northeast. These elevation changes offer views of the ranch and surrounding countryside. The property is accessed via a private 30-foot-wide lane extending west off State Highway 6, just south of County Road 3103. The landscape is dominated by thick cedar, prickly pear cactus, and doveweed, with scattered hardwoods like red oak, live oak, and elm. A small clearing on the southwest side creates an ideal food plot for the game. A stock tank on the property adds a water source for game and livestock. At the heart of the ranch sits a rustic compound, perfect for entertaining and overnight stays. The main cabin has ample open living space, a kitchen, a dining area, a cozy fireplace, and a sleeping loft. Two additional smaller cabins each with a full bathroom are connected via a central deck, providing plenty of space for guests. Utilities include electricity, a private water well, and a septic system. The property has 2524 square feet of space. Little Rocksprings Ranch is the ultimate weekend hunting escape or recreational getaway, offering privacy, panoramic views, and exceptional wildlife.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Clifton
    County
    Bosque
    State
    Texas
    Longitude
    -97.624631
    Latitude
    31.850266

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    FAQs

    What type of property is this?
    Ranch - 57.63-acre high-fenced recreational retreat in Bosque County.
    Where is this ranch located?
    The property is located at 7807 Tx-6 Clifton, TX.
    What is the asking price?
    The asking price for this property is $1,099,000.
    What are key features of this property?
    This property features: - 57.63-acre high-fenced ranch known for producing large whitetail deer.; - Dramatic topography with significant elevation changes offering sweeping views.; - Rustic compound featuring a main cabin with living space, kitchen, dining, fireplace, and loft, plus two guest cabins each with a full bathroom.
    (254) 253-0157
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    7807 Tx-6 Clifton, TX 76634
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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
    7807 Tx-6 Clifton, TX 76634
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    We can help!
    Listing Contact
    Tai Cobb Klam
    Real Estate License ID: 0594871
    (254) 253-0157
    Learn more
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