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    Ranch Land with Creeks and Pasture Title is generated by Realmo AI

    14546 County Road 247, Arp, TX 75750

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    For Sale
    $999,999

    Ranch land with rolling pasture, creeks, and mature timber—set up for livestock, hunting, and future homes.

    Type:Rural Acreage
    Lot size:
    166.00 Acres
    Added:
    May 26, 2026
    Days on Market:
    13
    Last Refresh:
    Jun 6 at 6:28 am

    Property Features for 14546 County Road 247

    General Information

    Standard status
    Active
    Lot size
    166.00 Acres
    Property subtype
    Rural Acreage

    We can help!

    Listing Contact
    Cameron Frowick

    Listing agent Cameron Frowick License #0835717

    Listing office Midwest Land Group

    Listing date May 26, 2026

    Source Compass

    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 Midwest Land Group

    HighLights

    • 166‑acre East Texas ranch with rolling pasture, mature timber, and 100‑year‑old white oaks
    • Multiple creeks run throughout the property, providing natural water sources for livestock and wildlife
    • Expansive pastureland suitable for cattle and horses
    • Perimeter barbed wire fencing plus multiple access points for easier use and management
    • Deer sign noted across the ranch, along with thick bedding areas, mature timber, and natural funnels
    • No outbuildings; barbwire fencing and ranch land only

    Overview

    This 166-acre ranch features rolling pasture, winding creeks, and mature timber, highlighted by towering 100-year-old white oaks. Multiple creeks run throughout the property, creating natural water sources for livestock and wildlife and contributing to several potential lake sites. The ranch also includes thick bedding areas, natural funnels, and several secluded “food plot” locations, along with abundant deer sign. Improvements and usability are supported by multiple access points and perimeter barbed wire fencing, along with creek bottoms and hardwoods that form multiple build sites for a future home, cabin, or weekend getaway.

    Located just minutes from Arp and Lake Tyler, the ranch offers a balance of convenience and privacy while staying close to established communities. The combination of pastureland and wooded areas provides varied terrain across the property, with creeks adding both scenic character and practical water coverage.

    For buyers looking for versatile rural land, the layout supports cattle and horses through its expansive pasture, while the existing deer sign and secluded food plot areas align with hunting and trail-riding use. The property’s multiple build sites, natural water features, and established acreage configuration make it a strong fit for an operator or family seeking a long-term East Texas ranch setting they can manage and enjoy year after year.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Arp
    County
    Smith
    State
    Texas
    Longitude
    -95.062697
    Latitude
    32.266864

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    FAQs

    What type of property is this?
    Ranch - Ranch land with rolling pasture, creeks, and mature timber—set up for livestock, hunting, and future homes.
    Where is this ranch located?
    The property is located at 14546 County Road 247 Arp, TX.
    What is the asking price?
    The asking price for this property is $999,999.
    What are key features of this property?
    This property features: 166‑acre East Texas ranch with rolling pasture, mature timber, and 100‑year‑old white oaks; Multiple creeks run throughout the property, providing natural water sources for livestock and wildlife; Expansive pastureland suitable for cattle and horses
    We can help!
    Listing Contact
    Cameron Frowick
    Real Estate License ID: 0835717
    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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