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    Timber Recreation Tract with Ponds Title is generated by Realmo AI

    FM 1998, Karnack, TX 75661

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    Claim this Listing
    For Sale
    $648,900

    LAND - Karnack, TX

    Lot size:
    206.00 Acres
    Added:
    Feb 13, 2026
    Days on Market:
    111
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for FM 1998

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Brush
    Standard status
    Active
    APN
    R000027546
    Lot size
    206.00 Acres

    We can help!

    Listing Contact
    Kathleen Blanks

    Listing agent Kathleen Blanks License #0718888

    Listing office Whitetail Properties Real Estate Boerne, TX

    Listing date Feb 13, 2026

    MLS# 21085332 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

    • 206+-acre timber and recreation retreat in Harrison County, just east of Marshall and south of Karnack along FM 1998
    • Oilfield road and interior trail network for easy access and navigation by ATV or side‑by‑side
    • Two scenic ponds on the property for fishing or relaxing by the water
    • Timber mix of mature stands and younger growth, plus piney woods, hardwood bottoms, and open pasture
    • Includes a rustic old hunting cabin that could be restored into a weekend basecamp
    • Only 12 miles from Marshall and 15 miles from Caddo Lake

    Overview

    This 206+-acre timber and recreation property in Harrison County offers a secluded layout built around a well-maintained oilfield road that winds through piney woods and hardwoods. The timber includes a mix of mature stands and younger growth, creating both current recreational value and long-term investment potential. An interior trail network supports ATV or side-by-side access, with open clearings that can accommodate food plots and deer stands.

    The land features two scenic ponds that are stocked with fish and frequently visited by beavers, adding year-round opportunities for fishing and relaxation by the water. A rustic, older hunting cabin is also included, offering a practical foundation for restoration into a weekend basecamp. The property’s natural mix of piney woods, hardwood bottoms, and open pasture supports a private setting for hunting and outdoor recreation.

    For buyers seeking a hands-on recreation retreat, this tract’s trail access, clearings, and wildlife presence make it well-suited to hunting-focused use as well as weekend getaways. The cabin and pond amenities provide a base for stays outdoors, while the timber composition can appeal to owners looking to balance immediate use with future stewardship.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Karnack
    County
    Harrison
    State
    Texas
    Longitude
    -94.1782
    Latitude
    32.6187

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    FAQs

    What type of property is this?
    Hunting land - Secluded East Texas acreage with mature timber, interior trails, and two ponds for year-round outdoor enjoyment.
    Where is this hunting land located?
    The property is located at FM 1998 Karnack, TX.
    What is the asking price?
    The asking price for this property is $648,900.
    What are key features of this property?
    This property features: 206+-acre timber and recreation retreat in Harrison County, just east of Marshall and south of Karnack along FM 1998; Oilfield road and interior trail network for easy access and navigation by ATV or side‑by‑side; Two scenic ponds on the property for fishing or relaxing by the water
    (830) 428-0096
    We can help!
    Listing Contact
    Kathleen Blanks
    Real Estate License ID: 0718888
    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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