Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    77+ Acre Ranch Near Gilmer Title is generated by Realmo AI

    7981 Arrowwood Road, Gilmer, TX 75644

    View on Map
    Claim this Listing
    For Sale
    $599,000

    Unimproved Land - Gilmer, TX

    Type:Unimproved Land
    Lot size:
    77.99 Acres
    Added:
    Oct 28, 2025
    Days on Market:
    202
    Last Refresh:
    May 17 at 6:06 am

    Property Features for 7981 Arrowwood Road

    General Information

    Property type
    Land
    Property subtype
    Unimproved Land
    Exterior features
    Fence
    Fencing
    Fenced
    Standard status
    Active
    APN
    44767
    Lot size
    77.99 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Scott Nolan
    Scott Nolan

    Listing agent Scott Nolan License #0664513

    Listing office Nolan Properties LLC 4308 Gilmer Rd, Longview, TX

    Listing date Oct 28, 2025

    MLS# 21098036 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.

    HighLights

    • Turnkey cattle ranch with improved pasture, cross‑fencing, and water features ready for livestock production.
    • 77.988 acres of rolling terrain with well‑drained sandy loam soils ideal for grazing and hay production.
    • Pipe fencing and cross‑fencing designed for rotational grazing and efficient herd management.
    • Natural water sources including a pond and seasonal creek for livestock and wildlife.
    • Balanced mix of open pastures and wooded areas providing grazing land, shade, and wildlife habitat.
    • Conveniently located just outside of Gilmer, offering rural privacy with easy access to town amenities.

    Overview

    This 77.988-acre ranch in Upshur County, located just outside of Gilmer, Texas, is designed for livestock production. It features improved pasture, cross fencing, and water resources. The property includes pipe fencing and cross fencing with cattle runs, suitable for rotational grazing and herd management. Water is supplied by one pond and a seasonal creek. The land has rolling terrain with well-drained sandy loam soils, ideal for hay production, improved grasses, and year-round grazing. Open pastures are balanced with scattered hardwoods and wooded areas, providing grazing land, shade, and shelter for cattle. Native East Texas wildlife, including whitetail deer and hogs, inhabit the wooded sections. Potential uses include a cow-calf or stocker cattle operation, hay production, a working ranch with space for barns, pens, or an arena, and a private homestead with multiple build sites. The property is suitable for both agricultural production and recreational activities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Repair Shop Storage Facility Cafe & Coffee Shop Car Rental Facility Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Gilmer
    County
    Upshur
    State
    Texas
    Longitude
    -95.076339
    Latitude
    32.74325

    Nearby Similar for Sale

    • $450,000
      3,000 SF

      Remodeled Commercial Property on Highway

      Versatile commercial property in Gilmer with high visibility.
      307 US HWY 271 N, Gilmer, TX 75644
      View Details
    • $139,900

      Gilmer Commercial Building For Sale

      New commercial building in growing area near Upshur Rural Electric.
      143 REA RD, Gilmer, TX 75644
      View Details
    • $129,900

      New Building in Gilmer, TX

      New commercial building with endless opportunities in Gilmer, Texas.
      135 REA Rd, Gilmer, TX 75644
      View Details
    • $545,000

      Versatile Commercial Property in Gilmer

      Commercial property with multiple buildings and development potential.
      6761 State Hwy 154, Gilmer, TX 75644
      View Details
    • $299,000

      Highway 271 Commercial Property

      Commercial property on Highway 271 in Gilmer, Texas.
      9108 N US Hwy 271, Gilmer, TX 75644
      View Details
    • $129,900

      New Commercial Building in Gilmer

      New commercial building near HWY 154, ready for business.
      135 REA Rd, Gilmer, TX 75644
      View Details
    • $975,000

      East Texas Event Center

      Event center with chapel, pond, cabin, and farmhouse on 12-acres.
      1546 Paw Paw RD., Gilmer, TX 75645
      View Details
    • $295,992

      Gilmer Commercial Property For Sale

      Turnkey commercial property in Gilmer, TX ready for immediate use.
      420 East Scott Street, Gilmer, TX 75644
      View Details
    • $399,900

      45.2 Acres in Gilmer, TX

      45.2-acre property ideal for ranching, agriculture, or development.
      5590 Collie Road, Gilmer, TX 75644
      View Details
    • $599,000

      Upshur County Ranch Ready for Livestock

      77.988-acre ranch in Gilmer, Texas, ready for livestock production.
      7981 Arrowwood Road, Gilmer, TX 75644
      View Details
    • $340,000

      East Texas Ranch Land Parcel

      34-acre ranch parcel with utilities and premium fencing.
      12403 FM 1975, Gilmer, TX 75644
      View Details
    • $100,000

      East Texas Ranch Land Parcel

      Approximately 10-acre parcel of rolling East Texas ranch land.
      12403 FM 1975, Gilmer, TX 75644
      View Details

    FAQs

    What type of property is this?
    Farm - Turnkey East Texas ranch ready for livestock and recreation.
    Where is this farm located?
    The property is located at 7981 Arrowwood Road Gilmer, TX.
    What is the asking price?
    The asking price for this property is $599,000.
    What are key features of this property?
    This property features: Turnkey cattle ranch with improved pasture, cross‑fencing, and water features ready for livestock production.; 77.988 acres of rolling terrain with well‑drained sandy loam soils ideal for grazing and hay production.; Pipe fencing and cross‑fencing designed for rotational grazing and efficient herd management.
    (903) 738-5636
    We can help!
    Listing Contact
    Scott Nolan
    Scott Nolan
    Real Estate License ID: 0664513
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    7981 Arrowwood Road, Gilmer, TX 75644
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!