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    Lakefront Acreage with Build Potential Title is generated by Realmo AI

    1175 Old 1396 N, Telephone, TX 75488

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    Claim this Listing
    Pending
    $2,500,000

    LAND - Telephone, TX

    Lot size:
    21.71 Acres
    Added:
    Apr 3, 2026
    Days on Market:
    66
    Last Refresh:
    Jun 7 at 4:06 am

    Property Features for 1175 Old 1396 N

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Awnings, Garden, Lighting, Storage
    Fencing
    Gate, Fenced
    Fireplace
    1
    Standard status
    Pending
    APN
    000000074478
    Lot size
    21.71 Acres

    Taxes and HOA fees

    Tax Description
    A0323 WM DAVENPORT, ACRES 20.677
    Tax Annual Amount
    2771

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Fireplace(s)
    Cooling system
    Electric, Ceiling Fan(s)
    Water front features
    Waterfront, Lake Front
    Water front
    1

    Building Details

    Year built
    2005
    Additional Structures
    Barn(s), Storage

    We can help!

    Listing Contact
    Cory Meals
    Cory Meals

    Listing agent Cory Meals License #0636222

    Listing office eXp Realty LLC Austin, TX

    Listing date Apr 3, 2026

    MLS# 21208213 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

    • Nearly 22 acres lakefront on Bois D’Arc Lake with direct lake access
    • 1‑bedroom, 1‑bath barndominium with attached shop and covered deck with lake views
    • Set up as a hobby farm with pond, barn with livestock stalls, equipment barn, and chicken coop
    • Cross‑fenced paddocks for animal grazing rotations; includes fencing with gate
    • Utilities include propane; sewer is a septic tank
    • Ag exempt through honey bee production

    Overview

    This nearly 22-acre lakefront property offers an existing 1-bedroom, 1-bathroom barndominium with an attached shop, plus a covered deck designed for lake views. Land improvements support a hobby farm setup, including a pond, a barn with livestock stalls, an equipment barn for agricultural storage, a chicken coop, and a separate studio space suitable for a hobby room or additional storage. Cross-fenced paddocks allow for rotational grazing, and mature trees and abundant wildlife help create a secluded setting for long weekends or longer stays.

    The property is positioned so that approximately one acre sits on the west side of Old 1396, with the majority of the acreage on the east side of the road providing direct lake access. The public boat ramp is described as just minutes away down Old 1396, supporting easy recreation on Bois D'Arc Lake. The land is also currently set up for Ag Exempt status through honey bee production, which can help keep property taxes lower.

    For buyers and investors, the combination of direct lake access, established utility improvements for farm use, and the presence of a livable barndominium creates multiple paths forward. It can serve as a private lake retreat while you plan custom lake home construction, or support additional guest houses, shops, or cabins to scale toward a future short-term rental concept.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Telephone
    County
    Fannin
    State
    Texas
    Longitude
    -96.0042
    Latitude
    33.8049

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    FAQs

    What type of property is this?
    Farm - Nearly 22 acres on Bois D'Arc Lake with direct access and an existing barndominium for flexible private retreat plans.
    Where is this farm located?
    The property is located at 1175 Old 1396 N Telephone, TX.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: Nearly 22 acres lakefront on Bois D’Arc Lake with direct lake access; 1‑bedroom, 1‑bath barndominium with attached shop and covered deck with lake views; Set up as a hobby farm with pond, barn with livestock stalls, equipment barn, and chicken coop
    (888) 519-7431
    We can help!
    Listing Contact
    Cory Meals
    Cory Meals
    Real Estate License ID: 0636222
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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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