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    Ranch Land with Working Corrals Title is generated by Realmo AI

    12403 FM 1975, Gilmer, TX 75644

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    Claim this Listing
    For Sale
    $1,632,000

    LAND - Gilmer, TX

    Lot size:
    192.00 Acres
    Added:
    Aug 19, 2025
    Days on Market:
    290
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for 12403 FM 1975

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded, Grassed, Cleared
    Fencing
    Fenced
    Standard status
    Active
    APN
    ABS A204 HARRISON COUNTY SCHOOL LAND,TRACT 1
    Lot size
    192.00 Acres

    Taxes and HOA fees

    Tax Description
    ABS A204 HARRISON COUNTY SCHOOL LAND,TRACT 1

    We can help!

    Listing Contact
    Michael Wells

    Listing agent Michael Wells License #0557595

    Listing office Michael Wells Realty Keller, TX

    Listing date Aug 19, 2025

    MLS# 21028408 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

    • ~232‑acre plat with the north ~192 acres (designated 1 and 2) to be divided at closing; owner retains 40 acres as homestead
    • ~75% pasture acreage with rolling hills and some wooded area
    • Livestock operation currently includes bison and cattle
    • Premium 6‑ft high, 6‑strand wire fencing with external boundary fencing and internal cross‑fencing separating pastures
    • ~34‑acre improved building site with city water access, electric, propane hookup, and septic
    • Working facilities include pipe‑fenced corrals, loafing shed, and a cattle/bison squeeze chute

    Overview

    This East Texas ranch property features rolling hills with a mix of pasture and wooded areas, including approximately 75% pasture acreage. It currently serves as the home for a livestock operation with bison and cattle. The ranch is secured by premium fencing—6-foot high, six-strand wire fencing around the external boundary, along with similar internal fencing that separates pastures.

    The property is part of a larger approximately 232-acre plat and includes about 192 acres designated as 1 and 2 on the first aerial photo, with a closing division planned. The owner will retain 40 acres as homestead. About 34 acres, designated as J on the first aerial photo, is improved with a building site and utility access including city water, electric, a propane hookup, and septic. The ranch is cross-fenced with a large set of pipe-fenced working corrals, a loafing shed, and a cattle or bison squeeze chute. Although it is a single plat, it crosses between Upshur and Camp counties, resulting in two parcel IDs.

    For buyers seeking land that can support cattle or bison handling today and provide a prepared location for a future home, this setup offers both operational infrastructure and practical build-site utilities on a fenced, division-ready ranch tract.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Gilmer
    County
    Upshur
    State
    Texas
    Longitude
    -94.895714
    Latitude
    32.895442

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    FAQs

    What type of property is this?
    Ranch - East Texas ranch with premium fencing, cross-fenced pasture, and improved building site utilities for livestock operations or future homestead plans.
    Where is this ranch located?
    The property is located at 12403 FM 1975 Gilmer, TX.
    What is the asking price?
    The asking price for this property is $1,632,000.
    What are key features of this property?
    This property features: ~232‑acre plat with the north ~192 acres (designated 1 and 2) to be divided at closing; owner retains 40 acres as homestead; ~75% pasture acreage with rolling hills and some wooded area; Livestock operation currently includes bison and cattle
    (817) 581-0321
    We can help!
    Listing Contact
    Michael Wells
    Real Estate License ID: 0557595
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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.

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