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    Versatile Pasture Acreage with Barn Title is generated by Realmo AI

    3392 Fm 896, Leonard, TX 75452

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    Claim this Listing
    For Sale
    $550,000

    LAND - Leonard, TX

    Lot size:
    20.16 Acres
    Added:
    May 27, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 6 at 1:06 am

    Property Features for 3392 Fm 896

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    000000086480
    Lot size
    20.16 Acres

    Taxes and HOA fees

    Tax Description
    A1232 J ZEPADA, ACRES 20.158
    Tax Annual Amount
    1355

    Utilities

    Sewer type
    Septic Tank

    Building Details

    Year built
    1941

    We can help!

    Listing Contact
    DONNA WOODRUFF
    DONNA WOODRUFF

    Listing agent DONNA WOODRUFF License #0483138

    Listing office Weichert Realtors-Solid Ground Bonham, TX

    Listing date May 27, 2026

    MLS# 21254105 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

    • 20‑acre property with open pasture and mature hardwood trees scattered across the land
    • Productive hay pasture suitable for agricultural use
    • Old barn on site
    • Utilities include two water meters and one electric meter already in place
    • Septic tank on site; sewer provided via septic system
    • Older home on property is listed as of little value

    Overview

    This agricultural acreage spans open pasture supported by a productive hay pasture, with mature hardwood trees scattered throughout for shade and natural scenery. The property includes an old barn with character and existing utilities, including two water meters and one electric meter already in place. An older home is also present on-site, but the listing notes it has little value and is not a primary driver of the property’s current utility or investment potential. With gently rolling terrain and wide-open space, the land is positioned as a versatile option for livestock, recreation, or building a future home.

    Located at 3392 FM 896 in Leonard, Texas (Fannin County), the property is described as part of the scenic rolling hills of Valley Creek. The setting emphasizes rural tranquility while still being within reach of nearby amenities, making it appealing for buyers seeking acreage without total isolation.

    From a tenant or buyer perspective, this is best suited to operators or owners who want land that can support agricultural activity alongside lifestyle use. The existing barn and metered utilities add practical value for someone planning livestock operations, seasonal recreation, or a future build. If you’re looking for acreage that balances usable pasture with natural cover, this property offers a straightforward foundation for multiple rural plans.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Leonard
    County
    Fannin
    State
    Texas
    Longitude
    -96.249988
    Latitude
    33.418793

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Rolling pasture land with hay production, mature hardwood trees, and existing utility meters for flexible rural use.
    Where is this agricultural land / farmland located?
    The property is located at 3392 Fm 896 Leonard, TX.
    What is the asking price?
    The asking price for this property is $550,000.
    What are key features of this property?
    This property features: 20‑acre property with open pasture and mature hardwood trees scattered across the land; Productive hay pasture suitable for agricultural use; Old barn on site
    (903) 227-1933
    We can help!
    Listing Contact
    DONNA WOODRUFF
    DONNA WOODRUFF
    Real Estate License ID: 0483138
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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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