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    Residential Land with Tiny Home Title is generated by Realmo AI

    652 County Road 2850, Honey Grove, TX 75446

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    Claim this Listing
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    For Sale
    $224,700

    LAND - Honey Grove, TX

    Lot size:
    3.20 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 5:06 pm

    Property Features for 652 County Road 2850

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed
    Standard status
    Active
    APN
    000000110813
    Lot size
    3.20 Acres

    Taxes and HOA fees

    Tax Description
    A0570 J A JEFFRIES, ACRES 3.2
    Tax Annual Amount
    1489

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2024
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Amy Gibbs
    Amy Gibbs

    Listing agent Amy Gibbs License #0716240

    Listing office United Real Estate DFW Grapevine, TX

    Listing date Jun 3, 2026

    MLS# 21288728 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

    • 3+ acre corner property with 11 mature pecan trees, including one estimated to be over 300 years old
    • 2024‑built 12x32 tiny home: fully insulated with sheetrock, mini‑split HVAC, two lofts, custom loft ladder, electricity, and large L‑shaped porch
    • 40' shipping container with electricity plus an attached 20' elevated deck for outdoor living or storage
    • 8x10 shed with 10' porch set up as a rustic bathroom with custom waterless toilet and electricity (no plumbing installed)
    • Utilities: water available at the street and electrical brought to the property; seller concession toward water meter with acceptable offer
    • Survey available; no septic installed

    Overview

    This 3.2-acre corner property in Honey Grove offers a private country setting supported by natural shade from 11 mature pecan trees, including one estimated to be over 300 years old. Improvements include a 12x32 tiny home that is fully insulated with sheetrock and equipped with a mini-split heating and cooling system. The home features two lofts (one currently used as a bedroom), a custom loft ladder, electricity, and a large L-shaped porch. Additional structures consist of a 40' shipping container with electricity and an attached 20' elevated deck that can be used for outdoor living or storage. An 8x10 shed with a 10' porch is set up as a rustic bathroom with a custom waterless toilet and electricity, and no plumbing has been installed. Water is available at the street and electrical has been brought to the property, and no septic has been installed. A survey is available, and the seller is offering a concession toward a water meter with an acceptable offer.

    The property is located minutes from Bois d’Arc Lake, Coffee Mill Lake, Lake Crockett, Lake Bonham, and the developing Lake Ralph Hall, supporting convenient access to outdoor recreation such as fishing, boating, and camping.

    With flexible on-site structures already in place, this parcel can serve as a weekend retreat or a small homestead setup, and the layout also supports plans for a future homesite. Prospective buyers should note that sewer infrastructure has not been installed, so any long-term use would require planning for septic and related utility needs.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Honey Grove
    County
    Fannin
    State
    Texas
    Longitude
    -95.897094
    Latitude
    33.645272

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    FAQs

    What type of property is this?
    Residential land & home lot - Corner acreage with a 12x32 insulated tiny home, electricity, and water available at the street.
    Where is this residential land & home lot located?
    The property is located at 652 County Road 2850 Honey Grove, TX.
    What is the asking price?
    The asking price for this property is $224,700.
    What are key features of this property?
    This property features: 3+ acre corner property with 11 mature pecan trees, including one estimated to be over 300 years old; 2024‑built 12x32 tiny home: fully insulated with sheetrock, mini‑split HVAC, two lofts, custom loft ladder, electricity, and large L‑shaped porch; 40' shipping container with electricity plus an attached 20' elevated deck for outdoor living or storage
    (817) 360-8499
    We can help!
    Listing Contact
    Amy Gibbs
    Amy Gibbs
    Real Estate License ID: 0716240
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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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