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    The Largest CRE Database in the US with Over 1 Million Listings

    6869 S State Highway 121 Bonham, TX 75418

    Sponsored
    For Sale
    $1,975,000

    Business - Bonham, TX

    Type:Business
    Lot size:
    8.25 Acres
    Days on Market:
    24
    Last Refresh:
    Feb 1 at 5:06 pm

    Property Features for 6869 S State Highway 121

    General Information

    Property type
    Commercial Sale
    Property subtype
    Business
    Property condition
    New Construction
    Standard status
    Active
    APN
    000000121610
    Parking features
    RV
    Lot size
    8.25 Acres

    Utilities

    Heating system
    Electric (Heating)
    Cooling system
    Electric

    Building Details

    Year built
    2021
    Flooring type
    Concrete
    Building materials
    Frame, Metal Siding, Steel Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Melissa Fox

    Glass Land and Home (903) 785-8457

    Listing agent Melissa Fox (903) 785-8457 License #0801890

    Listing date Jan 9, 2026

    MLS# 20889343 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

    New RV Park Investment Opportunity

    This is an investment opportunity featuring a new construction RV park on 8.25 acres. The property, known as Warrior Creek RV Park, includes 37 parking spots and two apartments suitable for Airbnb or short-term rentals; one apartment currently houses the park host. Each spot is equipped with 20A, 30A, and 50 Amp hookups, along with water and sewer connections. WiFi is available throughout the park. A new pavilion houses showers, laundry facilities, and a new 2-bedroom efficiency apartment. Mature trees provide shaded parking. The park is located on SH-121 frontage and has expansion potential. Future plans included building commercial leases across the front of the property. The property is located minutes from shopping and the conveniences of the metroplex, and 8.5 miles from the Bonham Walmart. The park stays around 85-90% full with full-time residents. Washers and dryers are leased with a 10-year contract; the owners receive 60% of the income from the units. The property is located in Bonham, TX.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Warrior Creek RV Rv Park

    Map

    City
    Bonham
    County
    Fannin
    State
    Texas
    Longitude
    -96.252648
    Latitude
    33.491462

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    FAQs

    What type of property is this?
    Mobile home & RV park - New RV park with expansion potential on 8.25 acres.
    Where is this mobile home & rv park located?
    The property is located at 6869 S State Highway 121 Bonham, TX.
    What is the asking price?
    The asking price for this property is $1,975,000.
    What are key features of this property?
    This property features: - High occupancy RV park (85-90% full with full-time residents) providing immediate income.; - New construction (2021) RV park with 37 parking spots and 2 apartments, ready for Airbnb or STR.; - Prime SH-121 frontage on 8.25 acres in a booming area, offering potential for future commercial development.
    (903) 785-8457
    Request Owner's contact information
    6869 S State Highway 121 Bonham, TX 75418
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    Bonham, TX 75418
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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
    6869 S State Highway 121 Bonham, TX 75418
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    We can help!
    Listing Contact
    Melissa Fox
    Real Estate License ID: 0801890
    (903) 785-8457
    Learn more
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