Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Cattle Ranch and Fenced Farmland Title is generated by Realmo AI

    246 County Road 246, Arp, TX 75750

    View on Map
    Claim this Listing
    For Sale
    $465,000

    A fenced cattle tract with bottom land fed by Caney Creek and a metal utility building with roll-up door.

    Type:Lots & Acreage / Improved Land
    Property size:
    2,831,400 SF
    Lot size:
    65.00 Acres
    Price / SF:
    $0.16/SF
    Added:
    May 7, 2026
    Days on Market:
    32
    Last Refresh:
    Jun 6 at 3:53 am

    Property Features for 246 County Road 246

    General Information

    Standard status
    Active
    Size
    2,831,400 SF
    Lot size
    65.00 Acres
    Property subtype
    Lots & Acreage / Improved Land

    We can help!

    Listing Contact
    Gina Burch

    Listing agent Gina Burch License #0845814

    Listing office MILLER HOMES GROUP

    Listing date May 7, 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 MILLER HOMES GROUP

    HighLights

    • 65‑acre tract between Chapel Hill and Arp, just north of Hwy 64 east on County Road 246
    • Caney Creek runs through the bottom land and provides year‑round water
    • Completely fenced cattle operation with majority pipe and barbed wire fencing
    • Beautiful hillside building sites, plus several acres of bottom land
    • Includes a fairly new 25 x 40 metal building with roll‑up door and dirt floor for equipment storage
    • Native grasses for grazing cattle; 1 tank/pond reported

    Overview

    This 65-acre tract is currently operated as a cattle ranch and is fully fenced with the majority in pipe and barbed wire. Several acres of bottom land feature Caney Creek running through the property, providing year-round water. The land also includes native grasses suited for grazing, along with hillside building sites that may support a larger lakeside-style build.

    The property is located between Chapel Hill and Arp, just north of Hwy 64 east on County Road 246. Lake Tyler East is approximately 5 minutes away and offers a boat launch for access to the lake.

    Improvements include a fairly new 25 x 40 metal building with a roll-up door, currently used for equipment storage. With fenced pasture, year-round water through the creek, and potential building locations, the property suits agricultural use as well as buyers looking for a ranch-style setting with space for future development. Showings are available by request.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Arp
    County
    Smith
    State
    Texas
    Longitude
    -95.061253
    Latitude
    32.301656

    Nearby Similar for Sale

    • $299,980

      Land Tract with Road Frontage

      Wooded East Texas tract with 500+ feet of road frontage and two creeks, suitable for hunting or development planning.
      23791 Hwy 64E, Arp, TX 75750
      View Details
    • $154,990
      2,693 SF

      Updated Commercial Building in Arp

      Updated commercial building in Arp's business district, versatile design.
      105 S Main St, Arp, TX
      View Details
    • $999,999

      Ranch Land with Creeks and Pasture

      Ranch land with rolling pasture, creeks, and mature timber—set up for livestock, hunting, and future homes.
      14546 County Road 247, Arp, TX 75750
      View Details
    • $1,000,000

      Arp, TX Acreage Opportunity

      166+ acre property with pasture and wooded areas in Arp.
      14546 Cr 247, Arp, TX 75750
      View Details
    • $45,000

      Acre of Cleared Land

      One acre of unrestricted, mostly cleared land in Arp, Texas.
      TBD FM 345, Arp, TX 75750
      View Details
    • $40,000

      LAND - Arp, TX

      401 S Main Street, Arp, TX 75750
      View Details

    FAQs

    What type of property is this?
    Ranch - A fenced cattle tract with bottom land fed by Caney Creek and a metal utility building with roll-up door.
    Where is this ranch located?
    The property is located at 246 County Road 246 Arp, TX.
    What is the asking price?
    The asking price for this property is $465,000.
    What are key features of this property?
    This property features: 65‑acre tract between Chapel Hill and Arp, just north of Hwy 64 east on County Road 246; Caney Creek runs through the bottom land and provides year‑round water; Completely fenced cattle operation with majority pipe and barbed wire fencing
    (903) 504-2452
    We can help!
    Listing Contact
    Gina Burch
    Real Estate License ID: 0845814
    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
    246 County Road 246, Arp, TX 75750
    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!