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    Lakefront Residential Development Lot Title is generated by Realmo AI

    470 Peninsula Drive, Honey Grove, TX 75446

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    Claim this Listing
    For Sale
    $474,900

    LAND - Honey Grove, TX

    Lot size:
    1.38 Acres
    Added:
    Mar 30, 2026
    Days on Market:
    67
    Last Refresh:
    Jun 4 at 1:06 am

    Property Features for 470 Peninsula Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    138381
    Lot size
    1.38 Acres

    Taxes and HOA fees

    Tax Description
    PENINSULA ADDITION, LOT 9, ACRES 1.38

    Utilities

    Sewer type
    Septic Tank
    Water front features
    Waterfront, Lake Front
    Water front
    1

    We can help!

    Listing Contact
    Hannah Cupps

    Listing agent Hannah Cupps License #0761034

    Listing office C4 Home and Land Team 101 E. Park Blvd, Ste 600, Dallas, TX

    Listing date Mar 30, 2026

    MLS# 21077904 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

    • 1.38‑acre lakefront lot in The Peninsula on Bois d'Arc Lake, with waterfront and lake‑front features.
    • Boat dock capable lakefront property with expansive lake views.
    • Wooded homesite with mature trees and natural elevation.
    • Bring‑your‑own‑builder community for designing a custom home.
    • Short‑term rentals permitted on the property.
    • Septic tank sewer system; gated community location at 470 Peninsula Drive (Lot 9).

    Overview

    Lot 9, also known as 470 Peninsula Drive, is a 1.38-acre lakefront homesite located within the gated community of The Peninsula on Bois d’Arc Lake. The property is wooded with mature trees and features natural elevation and expansive lake views. It is positioned for buyers looking to design and build a custom home, with the community identified as a bring-your-own-builder environment. The lot is described as boat dock capable, offering the option to support lake access as part of a future improvement.

    The property is in Honey Grove, TX in Fannin County, and the address is listed as 470 Peninsula Drive. Access is through the gated community, and the development context includes existing homes in The Peninsula and The Shores at The Peninsula, providing an established setting for tours. The community amenities referenced in the remarks include a clubhouse with an indoor lounge, kitchen, bar, fitness center, observation deck, infinity-edge pool, putt putt course, and outdoor grilling area.

    For buyers evaluating use flexibility, the remarks state that short-term rentals are permitted. That makes the property potentially workable for a full-time residence, vacation home, or an income-oriented strategy, subject to buyer verification of all details. As with any build site, prospective buyers should confirm dock feasibility and all community requirements before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.9128
    Latitude
    33.6219

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    FAQs

    What type of property is this?
    Waterfront Land - Lakefront wooded homesite in a gated community, boat-dock capable and suitable for custom builds or permitted short-term rentals.
    Where is this waterfront land located?
    The property is located at 470 Peninsula Drive Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $474,900.
    What are key features of this property?
    This property features: 1.38‑acre lakefront lot in The Peninsula on Bois d'Arc Lake, with waterfront and lake‑front features.; Boat dock capable lakefront property with expansive lake views.; Wooded homesite with mature trees and natural elevation.
    (469) 909-1926
    We can help!
    Listing Contact
    Hannah Cupps
    Real Estate License ID: 0761034
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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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