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    Sanger Ranch with Insulated Shop Title is generated by Realmo AI

    3087 Belz Road, Sanger, TX 76266

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    For Sale
    $455,000

    Ranch, Farm/Ranch - Sanger, TX

    Type:Farm
    Property size:
    1,900 SF
    Lot size:
    2.50 Acres
    Price / SF:
    $239/SF
    Added:
    May 21, 2026
    Days on Market:
    2
    Last Refresh:
    May 22 at 10:06 pm

    Property Features for 3087 Belz Road

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Carport
    Interior features
    High Speed Internet Available
    Fireplace
    1
    Appliances
    Dishwasher, Washer
    Standard status
    Active
    APN
    R122797
    Size
    1,900 SF
    Lot size
    2.50 Acres

    Utilities

    Heating system
    Fireplace(s)

    Building Details

    Year built
    1989
    Floors in Building
    1
    Building materials
    Brick
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Norma Shivers

    Listing agent Norma Shivers License #0729544

    Listing office eXp Realty LLC 5605 N MacArthur Blvd 10th flr, Austin, TX

    Listing date May 21, 2026

    MLS# 21275735 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

    • 2. 5 Acres Usable Land, Zoned for Animals (including 1 horse)
    • Massive 30x36 Insulated Shop with Three Roll‑Up Doors and 20x30 Overhang
    • Move‑In Ready: Updated Driveway, Electric Gate, Newer Roof, Fresh Paint, Herringbone Wood Floors
    • Convenient Location: Minutes to Grocery Store and Easy I‑35 Access
    • Energy Efficient: Newer Roof and Double Storm Windows
    • Storm Shelter Installed for Peace of Mind

    Overview

    This property offers a country retreat with city convenience, situated on 2.5 acres. The property includes a 3-bedroom, 2-bathroom home in move-in condition. Animal lovers will appreciate the zoning that allows for chickens and one horse per 2 acres. Exterior features include an updated concrete driveway and a secure electric gate. The home has a wrap-around porch, herringbone wood floors, a wood-burning stove, and fresh paint inside and out. It also features a newer roof and double storm windows for energy efficiency. A fully insulated 30x36 shop with a newer roof, three 8x10 roll-up doors with updated garage door openers, and a 20x30 overhang provides space for hobbies or entrepreneurial pursuits. There is also a shed for the riding lawnmower. A storm shelter is installed for peace of mind. The property is located minutes away from a grocery store and has easy access to I-35. The home is 1900 square feet.
    Property Profile 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
    -97.181201
    Latitude
    33.375644

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    FAQs

    What type of property is this?
    Horse & equestrian property - 2.5-acre ranch featuring a move-in ready home and insulated shop.
    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: 2. 5 Acres Usable Land, Zoned for Animals (including 1 horse); Massive 30x36 Insulated Shop with Three Roll‑Up Doors and 20x30 Overhang; Move‑In Ready: Updated Driveway, Electric Gate, Newer Roof, Fresh Paint, **Herringbone Wood Floors**
    (888) 519-7431
    We can help!
    Listing Contact
    Norma Shivers
    Real Estate License ID: 0729544
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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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