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    6801 Fm 1616 Athens, TX 75752

    View on Map
    Sponsored
    For Sale
    $1,250,000

    Business - Athens, TX

    Type:Business
    Lot size:
    3.03 Acres
    Days on Market:
    26
    Last Refresh:
    Mar 10 at 4:06 am

    Property Features for 6801 Fm 1616

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Standard status
    Active
    APN
    001910200B0000
    Parking features
    Garage, Gated
    Lot size
    3.03 Acres

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating), Wall Furnace
    Cooling system
    Multi Units, Wall Unit(s)

    Building Details

    Year built
    2024
    Flooring type
    Vinyl
    Building materials
    Fiber Cement
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Alvin Paulson
    Alvin Paulson

    Keller Williams No. Collin County (972) 562-8883

    Listing agent Alvin Paulson (972) 562-8883 License #0501258

    Listing date Feb 12, 2026

    MLS# 21104834 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.

    Learn more

    Property Insight Report

    Overview

    Stabilized Tiny Home, RV Community

    Located in Athens, Texas, this stabilized 19-unit tiny home and RV community presents a rare investment opportunity in East Texas. The gated 3.03-acre property, situated at 6801 FM 1616, features upgrades and professional management, optimized for low-maintenance, high-yield ownership. The community, built out in 2024, comprises 3 park-owned luxury tiny homes, 4 tenant-owned tiny homes, and 12 full-hookup 50-amp RV sites, all leased to long-term residents. New electrical service, upgraded utilities, and a gated entry enhance privacy and security. The property includes a private well and a commercial-grade aerobic septic system with a maintenance contract. The location is minutes from downtown Athens, Loop 7, hospitals, major employers, and Lake Athens, in a growing region with rising demand for tiny-home living and long-term RV communities. The property is designed for absentee ownership, with an on-site manager and established vendors. The property offers spacious site separation and wooded surroundings.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Los Pines Tiny ... Campground & RV Park

    Suggested Use

    Real Estate Agency Building Supply Big Box & Wholesale Store Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom Storage Facility Travel Agency (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Athens
    County
    Henderson
    State
    Texas
    Longitude
    -95.815473
    Latitude
    32.244084

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    FAQs

    What type of property is this?
    Mobile home & RV park - 19-unit tiny home and RV community in Athens, Texas.
    Where is this mobile home & rv park located?
    The property is located at 6801 Fm 1616 Athens, TX.
    What is the asking price?
    The asking price for this property is $1,250,000.
    What are key features of this property?
    This property features: - 100% long-term occupancy and stabilized cash flow from a 19-unit tiny home and RV community.; - Low-maintenance, high-yield investment due to professional management and new construction (2024).; - Value-add opportunities through rent increases, utility billing, expansion with additional tiny homes, and amenity upgrades.
    (972) 562-8883
    Request Owner's contact information
    6801 Fm 1616 Athens, TX 75752
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    Athens, TX 75752
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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
    6801 Fm 1616 Athens, TX 75752
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    We can help!
    Listing Contact
    Alvin Paulson
    Alvin Paulson
    Real Estate License ID: 0501258
    (972) 562-8883 (972) 712-9898 (469) 644-8558
    Learn more
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