Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Caddo Lake Recreation Business Opportunity Title is generated by Realmo AI

    7415 N State Line Road, Karnack, TX 75661

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $915,000

    Turnkey waterfront business with RV pads, cabins, and boat storage.

    Type:Commercial/Industrial
    Lot size:
    2.18 Acres
    Added:
    Feb 21, 2025
    Days on Market:
    459
    Last Refresh:
    May 20 at 12:30 am

    Property Features for 7415 N State Line Road

    General Information

    Standard status
    Active
    Lot size
    2.18 Acres
    Property subtype
    Commercial/Industrial

    We can help!

    Listing Contact
    Jennifer Hageman
    Jennifer Hageman

    Listing agent Jennifer Hageman License #0797600

    Listing office Texas Ally Real Estate Group

    Listing date Feb 21, 2025

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Texas Ally Real Estate Group

    HighLights

    • Prime waterfront location on Caddo Lake, a major tourist attraction
    • Turnkey business with established revenue streams from RV pads, cabins, boat storage, bait shop, and convenience store
    • Substantial waterfront storage facility for over 20 boats
    • 16 RV pads and 3 cabins provide accommodation for visitors
    • Includes guided boat tours and rental watercraft (motorized and kayaks)
    • Potential for future expansion and development due to generous site footprint

    Overview

    This commercial property is located along the shores of Caddo Lake. It features a thriving outdoor recreation enterprise, capitalizing on the region's tourism industry. The grounds include 16 recreational vehicle pads and three cabins. A waterfront storage facility accommodates more than 20 boats. A bait shop and convenience store serve outdoor enthusiasts. The property offers guided boat tours and rental watercraft, including motorized vessels and kayaks, for exploring Caddo Lake. The location is near Caddo Lake's main attractions, positioning the property as a destination for outdoor recreation. Current operations benefit from consistent long-term tenancy, while the site footprint allows for future expansion and development. The property's infrastructure and waterfront position create a foundation for success in the outdoor recreation and hospitality industry.
    Property Profile Location Intelligence

    Current Use by Public Records

    Buzzard Bay Landing ... Campground & RV Park Buzzard Bay Bait ... (Bike/Boat/Book/etc) Store

    Map

    City
    Karnack
    County
    Harrison
    State
    Texas
    Longitude
    -94.050579
    Latitude
    32.672276

    Nearby Similar for Sale

    • $3,515,000

      Karnack Ranch with High Fence

      417-acre high-fenced ranch with lakes, barns, and modular home.
      401 Leather Shop Road, Karnack, TX 75661
      View Details
    • $369,900

      Caddo Lake Retreat Opportunity

      Cozy 3-bedroom home near Caddo Lake with RV hookups.
      500 Jackson Arms Rd, Karnack, TX 75661
      View Details
    • $400,000

      Former Rehab Facility on 2.5 Acres

      Former rehab facility suitable for various uses on 2.5 acres.
      10425 FM 134, Karnack, TX 75661
      View Details
    • $389,000
      1,600 SF

      Caddo Lake Riverfront Retreat

      Furnished riverfront home on Big Cypress River with stunning views.
      230 W Sesame Street Karnack TX, Karnack, TX 75661
      View Details

    FAQs

    What type of property is this?
    Campground - Turnkey waterfront business with RV pads, cabins, and boat storage.
    Where is this campground located?
    The property is located at 7415 N State Line Road Karnack, TX.
    What is the asking price?
    The asking price for this property is $915,000.
    What are key features of this property?
    This property features: Prime waterfront location on Caddo Lake, a major tourist attraction; Turnkey business with established revenue streams from RV pads, cabins, boat storage, bait shop, and convenience store; Substantial waterfront storage facility for over 20 boats
    (469) 682-8761
    We can help!
    Listing Contact
    Jennifer Hageman
    Jennifer Hageman
    Real Estate License ID: 0797600
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    7415 N State Line Road, Karnack, TX 75661
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!