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    East Texas Wedding and Event Venue Title is generated by Realmo AI

    160 County Road 3342, Waskom, TX 75639

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    For Sale
    $549,900

    COMMERCIAL - Waskom, TX

    Lot size:
    6.16 Acres
    Added:
    May 16, 2026
    Days on Market:
    8
    Last Refresh:
    May 23 at 1:06 pm

    Property Features for 160 County Road 3342

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Lot size
    6.16 Acres

    Building Details

    Year built
    2023
    Number of units
    6
    Building materials
    Pier & Beam, Slab
    Roof type
    Metal, Composition

    We can help!

    Listing Contact
    Kylene Stoddard
    Kylene Stoddard

    Listing agent Kylene Stoddard

    Listing office Real Estate Marketing 1007 N.W. LOOP 281, Longview, TX

    Listing date May 16, 2026

    MLS# 20263544

    Copyright © 2026 Longview Area 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

    • Fully equipped wedding and event venue ready for immediate operation and income generation.
    • Multiple ceremony and reception spaces accommodating up to 120 guests, including a chapel, outdoor area, and dance floor.
    • Included furnishings and event inventory (garden chairs, tables, arch) provide significant value.
    • Guest accommodations in multiple cottages are already in place.
    • Advanced infrastructure: underground utilities, no overhead power lines, multiple electric pedestals, individually metered spaces, and Starlink capability.
    • Designed for functionality, aesthetics, and event flow, suitable for weddings, retreats, corporate events, or short‑term rentals.

    Overview

    This East Texas wedding and event venue is fully equipped and designed to create unforgettable experiences with serious income potential. The property features multiple ceremony and reception spaces, guest accommodations, beautiful photo backdrops, bridges, and outdoor gathering areas. The venue can accommodate up to 120 guests and includes a chapel, an outdoor ceremony area, covered and open bridges, a spacious dance floor, a fire pit gathering area, and multiple guest cottages. Furnishings and event inventory include garden chairs, banquet tables, bar-height tables, and an arch. Infrastructure features underground utilities, no overhead power lines, multiple transformer boxes and electric pedestals, individually metered spaces, Starlink capability with extender access, plus water and electric available at the fire pit area. Every detail was designed with functionality, aesthetics, and event flow in mind. The 6.16-acre property offers possibilities for hosting weddings, retreats, parties, corporate events, or short-term rentals. Located in Waskom, Texas, this property is set up to begin operating immediately.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Gym & Fitness Center Pharmacy Auto Parts Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Waskom
    County
    Harrison
    State
    Texas
    Longitude
    -94.1501
    Latitude
    32.2219

    Nearby Similar for Sale

    • $549,900

      East Texas Wedding and Event Venue

      Equipped venue for weddings, events, rentals, and more.
      160 County Road 3342, Waskom, TX 75639
      View Details
    • $199,000
      1,558 SF

      Waskom, TX Commercial Building

      Commercial building in Waskom, TX, suitable for various uses.
      145 E Texas Ave, Waskom, TX 75692
      View Details

    FAQs

    What type of property is this?
    Wedding venue - Fully equipped venue with income potential in East Texas.
    Where is this wedding venue located?
    The property is located at 160 County Road 3342 Waskom, TX.
    What is the asking price?
    The asking price for this property is $549,900.
    What are key features of this property?
    This property features: Fully equipped wedding and event venue ready for immediate operation and income generation.; Multiple ceremony and reception spaces accommodating up to 120 guests, including a chapel, outdoor area, and dance floor.; Included furnishings and event inventory (garden chairs, tables, arch) provide significant value.
    (903) 261-9846
    We can help!
    Listing Contact
    Kylene Stoddard
    Kylene Stoddard
    Request Owner's contact information
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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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