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    Recreational Ranch and Hunting Land Title is generated by Realmo AI

    13888 Fm 556, Pittsburg, TX 75686

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    For Sale
    $966,000

    A well-equipped ranch with native grasses, wooded draws, and a metal equipment shop near FM 556.

    Type:Farm & Ranch
    Added:
    Jun 4, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 5 at 1:53 am

    Property Features for 13888 Fm 556

    General Information

    Standard status
    Active
    Property subtype
    Farm & Ranch

    We can help!

    Listing Contact
    Bryan Pickens

    Listing agent Bryan Pickens License #0592462

    Listing office Republic Ranches, LLC

    Listing date Jun 4, 2026

    Source Signaturere

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Republic Ranches, LLC

    HighLights

    • Ranch on FM 556 located 8 miles SW of Pittsburg and 16 miles NW of Gilmer (northern Upshur County; partially in Camp County).
    • Healthy, diverse topography with hilltop pasture descending into multiple wooded draws and a wildlife‑rich creek bottom.
    • Improved and native grasses in open pasture areas; small fields along the creek that could be used for food plots.
    • Wooded draws with many mature hardwoods along the creek bottom running near the eastern boundary.
    • Hunting and wildlife opportunities for native species including deer and hogs.
    • Includes a 25' x 50' metal equipment shop near the road and a family ranch home on the property.

    Overview

    Hicks Ranch is a recreational ranch and hunting land offering with healthy topography and established features for wildlife and outdoor use. The property includes hill top pasture that descends into multiple wooded draws, plus a wildlife-rich creek bottom. Rangeland includes productive improved and native grasses, and there are small fields along the creek suitable for food plots. For improvements, there is a 25' x 50' metal equipment shop located near the road. A family ranch home is also on the property, though it is described as given little value.

    The ranch is located between Gilmer and Pittsburg on FM 556 in northern Upshur County and partially in Camp County. It is approximately 8 miles southwest of Pittsburg and 16 miles northwest of Gilmer, with an easy two-hour drive from Dallas and just under two hours from Shreveport.

    With diverse open pasture, wooded areas, and creek bottom habitat, the property supports a range of native wildlife recreation, including deer and hog opportunities, along with hunting and wildlife viewing. In addition to hunting, the ranch is described as offering options for grazing or potential lease income, subject to how the land is managed. This is a strong fit for buyers seeking a working ranch-style setting with practical on-site storage in the form of the metal equipment shop.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Pittsburg
    County
    Camp
    State
    Texas
    Longitude
    -95.044962
    Latitude
    32.902211

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    FAQs

    What type of property is this?
    Ranch - A well-equipped ranch with native grasses, wooded draws, and a metal equipment shop near FM 556.
    Where is this ranch located?
    The property is located at 13888 Fm 556 Pittsburg, TX.
    What is the asking price?
    The asking price for this property is $966,000.
    What are key features of this property?
    This property features: Ranch on FM 556 located 8 miles SW of Pittsburg and 16 miles NW of Gilmer (northern Upshur County; partially in Camp County).; Healthy, diverse topography with hilltop pasture descending into multiple wooded draws and a wildlife‑rich creek bottom.; Improved and native grasses in open pasture areas; small fields along the creek that could be used for food plots.
    (214) 552-4417
    We can help!
    Listing Contact
    Bryan Pickens
    Real Estate License ID: 0592462
    Learn More
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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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