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    Beckville, TX Land For Sale Title is generated by Realmo AI

    18 AC CR 266, Beckville, TX 75631

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    Claim this Listing
    For Sale
    $214,950

    LAND - Beckville, TX

    Lot size:
    18.66 Acres
    Added:
    Dec 5, 2025
    Days on Market:
    170
    Last Refresh:
    May 24 at 5:06 pm

    Property Features for 18 AC CR 266

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Partial, Fenced
    Standard status
    Active
    Lot size
    18.66 Acres

    We can help!

    Listing Contact
    Mark Coleman

    Listing agent Mark Coleman License #0387775

    Listing office TX Farms & Ranches/Park Village 4138 US Hwy 259, LONGVIEW, TX

    Listing date Dec 5, 2025

    MLS# 20258141 Listing URL

    Copyright © 2026 Longview Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 18.657 acres suitable for a homesite with 11 acres of hay pasture and 7 acres of wooded land.
    • Located in a high‑demand area of Beckville, TX, with increasing land values, offering country living with easy access to multiple communities.
    • Acreage qualifies for Ag Exemption, potentially reducing property taxes.
    • Over 730 ft of county road frontage with a recent survey and clearly marked boundaries.
    • Close access to utilities and community water, ready to build.
    • Excellent hunting potential with large deer observed on the property.

    Overview

    This 18.657-acre property for sale is located on CR 266 in Beckville, Texas, in Panola County. Approximately 11 acres consist of hay pasture, with the remaining 7 acres comprising wooded timberland. The property features over 730 feet of county road frontage and produces one to two hay cuts per year. The land is located in a quiet and peaceful setting in the Northeast Texas Pineywoods, suitable for a future homesite and ready for building. It is centrally located between Carthage, Tatum, Henderson, Marshall, Longview, and Shreveport, and is approximately 2.5 hours from the DFW Metroplex. Located in Beckville ISD, it is just 5 minutes from town and local schools. A recent survey has been completed with clearly marked boundaries. The property has close access to utilities and community water. The acreage qualifies for an agricultural exemption. The property may also be suitable for hunting, with large deer observed on cameras. It can be considered for a homestead or investment.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Beckville
    County
    Panola
    State
    Texas
    Longitude
    -94.4616
    Latitude
    32.2533

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 18.657 acres in Panola County, ideal homesite.
    Where is this agricultural land / farmland located?
    The property is located at 18 AC CR 266 Beckville, TX.
    What is the asking price?
    The asking price for this property is $214,950.
    What are key features of this property?
    This property features: 18.657 acres suitable for a homesite with **11 acres of hay pasture and 7 acres of wooded land.**; Located in a high‑demand area of Beckville, TX, with increasing land values, offering country living with easy access to multiple communities.; Acreage qualifies for Ag Exemption, potentially reducing property taxes.
    (903) 738-9420
    We can help!
    Listing Contact
    Mark Coleman
    Real Estate License ID: 0387775
    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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