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    5262 Fm 896 Leonard, TX 75490

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    Claim this Listing
    For Sale
    Under Contract
    $3,000,000

    Business - Leonard, TX

    Type:Business
    Lot size:
    31.27 Acres
    Added:
    Apr 14, 2026
    Days on Market:
    9
    Last Refresh:
    Apr 22 at 1:06 am

    Property Features for 5262 Fm 896

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Parking features
    Driveway, Garage, Gated, Heated, Open, Oversized, Parking Lot, RV
    Standard status
    Active Under Contract
    APN
    000000123605
    Lot size
    31.27 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Zoned (Heating)
    Cooling system
    Ceiling Fan(s), Electric, Zoned

    Building Details

    Year built
    2014
    Flooring type
    Concrete
    Building materials
    Aluminum Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Lynette Sandidge
    Lynette Sandidge

    Listing agent Lynette Sandidge License #0629647

    Listing office Compass RE Texas, LLC 2595 Dallas Parkway St 300, Dallas, TX

    Listing date Apr 14, 2026

    MLS# 21024505 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.

    Overview

    Turnkey Event Venue on 32 Acres

    Located in Leonard, TX, Bethel Rock presents a 32-acre estate offering a commercial income opportunity as an event venue with a living space. The property features an enhanced steel front gate and a private drive leading through grounds with open meadows and mature trees. The residence includes three bedrooms and three and a half bathrooms. A Ring camera system provides surveillance. The modern reception hall features tinted glass garage doors. A custom wood deck and covered lounge offer outdoor entertaining space. Parking accommodates over 150 vehicles, and decomposed granite pathways lead to Oklahoma flagstone patios. Waterfront features enhance the hillside and lake vistas. Outdoor lighting creates an ambiance. A game room and cottage-office space are equipped with high-speed internet, dual Starlink systems, and Broadband 90. The property has dual outdoor bathrooms with heating and cooling and a large capacity septic system. A restored barn-design center has been renovated with heating and cooling and WiFi for remote access. The property is suited for use as an event venue.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bethel Rock Wedding ... Wedding Service

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Leonard
    County
    Fannin
    State
    Texas
    Longitude
    -96.248288
    Latitude
    33.444253

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    FAQs

    What type of property is this?
    Wedding venue - Elegant event venue with living space on 32 acres.
    Where is this wedding venue located?
    The property is located at 5262 Fm 896 Leonard, TX.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: Turnkey commercial income opportunity as a sophisticated event venue with reception hall.; Expansive 32‑acre estate with professionally maintained grounds, open meadows, and mature trees.; Refined residence featuring three bedrooms and three and a half bathrooms.
    (469) 210-8288
    We can help!
    Listing Contact
    Lynette Sandidge
    Lynette Sandidge
    Real Estate License ID: 0629647
    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.

    More about this property
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