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    Event Venue with Restored Farmhouse Title is generated by Realmo AI

    13190 CR 285, Tyler, TX 75707

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    Claim this Listing
    For Sale
    $674,900

    Building - Tyler, TX

    Property size:
    4,090 SF
    Lot size:
    4.19 Acres
    Price / SF:
    $165/SF
    Added:
    Jan 17, 2026
    Days on Market:
    129
    Last Refresh:
    May 26 at 2:06 pm

    Property Features for 13190 CR 285

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Single Family,Commercial
    Standard status
    Active
    Size
    4,090 SF
    Lot size
    4.19 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Ceiling Fan(s), Central Air, Electric

    Building Details

    Year built
    1905
    Architectural style
    Other

    We can help!

    Listing Contact
    Erika Gonzalez

    Listing agent Erika Gonzalez License #0661607

    Listing office Maya Properties 421 S. Bonner Ave., Tyler, TX

    Listing date Jan 17, 2026

    MLS# 26000853 Listing URL

    Copyright © 2026 Greater Tyler Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 4.19‑acre property with an established event venue suitable for large gatherings.
    • Includes a 2200 sq ft heated/cooled venue with kitchen and restrooms.
    • Features a restored 1890 sq ft, 3 bed, 2 bath farmhouse with wood floors and granite countertops.
    • Additional structures include a 30 x 60 pavilion and a 40 x 60 white chapel.
    • Located just outside Tyler city limits in Chapel Hill.
    • Property includes stone walkways, benches, and swings.

    Overview

    This 4.19-acre property, located just outside Tyler city limits in Chapel Hill, is currently used as an event venue. The approximately 2200 sq ft venue is equipped with heating and cooling, a kitchen, and restrooms, making it suitable for hosting large weddings, birthdays, family reunions, and anniversary celebrations. For smaller gatherings, there is a 30 x 60 pavilion and a 40 x 60 white chapel. The property also includes a restored 1900's farmhouse with 1890 sq ft of living space, featuring 3 bedrooms, 2 bathrooms, wood floors, and granite countertops. This home could serve as a convenient space for bridal parties or other event participants. Stone walkways connect the different areas of the property, which also includes benches and swings. The property offers opportunities for hosting various events in East Texas.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $384.7K
    NOI $34,620 @ 9.00% cap · cautious / downside scenario
    Moderate
    $494.6K
    NOI $34,620 @ 7.00% cap · market / base-case scenario
    Aggressive
    $692.4K
    NOI $34,620 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $66.3k $16.20
    − Vacancy −$3.3k −$0.81
    EGI $62.9k $15.39
    − OpEx −$28.3k −$6.93
    NOI $34.6k $8.46
    4,090 SF · lease $16.20/SF/yr · vacancy 5.00% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $494.6K
    $432.8K – $577.0K (±1% cap)
    NOI $34,620 @ 7.0% cap · market cap 5.13%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $912.9K
    $798.8K – $1.07M (±1% cap)
    NOI $63,901 @ 7.0% cap · market cap 9.47%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Casa Blanca Venue Wedding Service The Old Omen House ... Wedding Service

    Suggested Use

    Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Kitchen & Bath Showroom Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Tyler
    County
    Smith
    State
    Texas
    Longitude
    -95.179716
    Latitude
    32.284546

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    FAQs

    What type of property is this?
    Wedding venue - 4.19 acre event venue with a restored 3-bed farmhouse.
    Where is this wedding venue located?
    The property is located at 13190 CR 285 Tyler, TX.
    What is the asking price?
    The asking price for this property is $674,900.
    What are key features of this property?
    This property features: 4.19‑acre property with an established event venue suitable for large gatherings.; Includes a **2200 sq ft heated/cooled venue with kitchen and restrooms.**; Features a **restored 1890 sq ft, 3 bed, 2 bath farmhouse with wood floors and granite countertops.**
    (903) 571-9313
    We can help!
    Listing Contact
    Erika Gonzalez
    Real Estate License ID: 0661607
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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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