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    Farmette with Insulated Workshop Title is generated by Realmo AI

    3087 Belz Road, Sanger, TX 76266

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    Claim this Listing
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    For Sale
    $455,000

    A move-in ready home on usable acreage with a fully insulated 30x36 shop and roll-up doors.

    Type:Farm & Ranch
    Property size:
    1,080 SF
    Lot size:
    2.50 Acres
    Price / SF:
    $421/SF
    Added:
    Jun 3, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 5 at 2:28 am

    Property Features for 3087 Belz Road

    General Information

    Standard status
    Active
    Size
    1,080 SF
    Lot size
    2.50 Acres
    Property subtype
    Farm & Ranch

    Building Details

    Year Built
    1989

    We can help!

    Listing Contact
    Norma Shivers

    Listing agent Norma Shivers License #0729544

    Listing office eXp Realty LLC

    Listing date Jun 3, 2026

    Source Signaturere

    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 eXp Realty LLC

    HighLights

    • 3‑bedroom, 2‑bath home built in 1989 on 2.5 usable acres
    • Brand new roof plus double storm windows for energy efficiency
    • Cozy wood‑burning stove, herringbone wood floors, and fresh interior and exterior paint
    • Updated concrete driveway with a secure electric gate
    • Massive 30x36 fully insulated shop with a new roof, three 8x10 roll‑up doors, updated openers, and a 20x30 overhang
    • Installed storm shelter and zoning allows 1 horse per 2 acres

    Overview

    This farmette property offers a 3-bedroom, 2-bath residence in move-in condition with recent improvements throughout. The home features updated flooring, a wood-burning stove, a fresh interior and exterior paint package, and a newer roof. Double storm windows and other updates are in place to support energy efficiency. Outdoors, there is a wrap-around porch and a secure electric gate leading to an updated concrete driveway. The property is also equipped with an installed storm shelter for added peace of mind.

    The site sits on 2.5 usable acres, providing room for animals and hobbies. Public remarks indicate zoning allows 1 horse per 2 acres, making it suitable for buyers looking to bring a horse. A massive, fully insulated 30x36 shop adds practical utility for storage or working space, with three 8x10 roll-up doors and updated garage door openers. A 20x30 overhang and an additional shed for equipment such as a riding lawnmower further support day-to-day use. Conveniently, the property is described as minutes from a Tom Thumb grocery store and provides easy access to I-35.

    For tenants, buyers, or operators seeking a small-scale country setup with commercial-style work space, the combination of the insulated shop and multiple vehicle/door accesses is a strong fit. The workable acreage and permitted horse allowance support animal-friendly use, while the residence’s move-in condition reduces immediate renovation needs.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Sanger
    County
    Denton
    State
    Texas
    Longitude
    -97.1812083
    Latitude
    33.3756495

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    FAQs

    What type of property is this?
    Horse & equestrian property - A move-in ready home on usable acreage with a fully insulated 30x36 shop and roll-up doors.
    Where is this horse & equestrian property located?
    The property is located at 3087 Belz Road Sanger, TX.
    What is the asking price?
    The asking price for this property is $455,000.
    What are key features of this property?
    This property features: 3‑bedroom, 2‑bath home built in 1989 on 2.5 usable acres; Brand new roof plus double storm windows for energy efficiency; Cozy wood‑burning stove, herringbone wood floors, and fresh interior and exterior paint
    (940) 391-8540
    We can help!
    Listing Contact
    Norma Shivers
    Real Estate License ID: 0729544
    Learn More
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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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