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    Multi-Purpose Ranch Land Title is generated by Realmo AI

    CR 1148, Cumby, TX 75433

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    Claim this Listing
    Pending
    $1,487,500

    LAND - Cumby, TX

    Lot size:
    175.00 Acres
    Added:
    Feb 18, 2026
    Days on Market:
    108
    Last Refresh:
    Jun 6 at 10:06 am

    Property Features for CR 1148

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Wooded
    Fencing
    Gate, Fenced
    Standard status
    Pending
    APN
    see agent
    Lot size
    175.00 Acres

    Building Details

    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Tom Hendricks

    Listing agent Tom Hendricks License #0721107

    Listing office Janet Martin Realty Sulphur Springs, TX

    Listing date Feb 18, 2026

    MLS# 21124588 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

    • 175‑acre grassy ag‑exempt ranch with a hilltop setting, overlooking a newly built 2–3 acre stock pond, lush meadows, and scattered oaks
    • End of a county road location with electric, water meter, and fiber already in place
    • Multiple ponds for surface water plus hunting and recreation opportunities
    • Fully fenced with cross‑fencing for rotational grazing or haying; includes new pipe fencing, pipe entry, and some new barb wire fencing
    • Working cattle and hay ranch improvements: steel working pens with a new custom built alley and new squeeze chute
    • Improved meadows include Coastal, rye grass, Bermuda, Bahaia, and clover for spring production; one equipment barn on site

    Overview

    Set on a hilltop with views over a newly built 2–3 acre stock pond, this 175-acre property offers a secluded setting with lush meadows, scattered oaks, and several building sites. The ranch has recently seen improvements including a new custom pond, new pipe fencing, new pipe entry, and added barb wire fencing to support an inviting and functional layout.

    The property is located at the end of a county road with electric, a water meter, and fiber already in place. It is currently operating as a working cattle and hay ranch with steel working pens, a newly built alley, and a newly installed squeeze chute. One equipment barn is on site, and the land is completely fenced with cross-fencing designed to allow rotational grazing and haying across portions of the ranch.

    For buyers looking for a single property that can support cattle and horses while also accommodating outdoor recreation, this one is built for flexibility. With four ponds for surface water, multiple grazing and production areas, and wooded acreage that contributes to wildlife habitat, it offers a practical foundation whether the goal is farming, livestock operations, hunting, or a future country home.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Cumby
    County
    Hopkins
    State
    Texas
    Longitude
    -95.761783
    Latitude
    33.001727

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    FAQs

    What type of property is this?
    Ranch - Hilltop ag exempt acreage with multiple ponds, established livestock infrastructure, and utilities ready for future home sites.
    Where is this ranch located?
    The property is located at CR 1148 Cumby, TX.
    What is the asking price?
    The asking price for this property is $1,487,500.
    What are key features of this property?
    This property features: 175‑acre grassy ag‑exempt ranch with a hilltop setting, overlooking a newly built 2–3 acre stock pond, lush meadows, and scattered oaks; End of a county road location with electric, water meter, and fiber already in place; Multiple ponds for surface water plus hunting and recreation opportunities
    (903) 885-1234
    We can help!
    Listing Contact
    Tom Hendricks
    Real Estate License ID: 0721107
    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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