Farm Event Venue With Living
For Sale
$675,000
9262 Farm Road 79, Sumner, TX 75486
CommercialSale, Sumner, TX
Property Size6,400 SF
Lot Size11.15 Acres
Price / SF$105.47
Days on Market47
Property Features for 9262 Farm Road 79
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
RV, Driveway, Secured
Accessibility
Accessible Approach with Ramp
Lot features
Acreage, Landscaped, Native Plants, Pond On Lot, Few Trees
Directions
LOOP 286 , EXIT FARM ROAD 79, APPROXIMATELY 7 MILES, PROPERTY ON THE RIGHT.
Standard status
Active
APN
130616
Lot size
11.15 Acres
Utilities
Sewer type
Aerobic Septic
Heating system
Propane (Heating), Electric (Heating), Space Heater, Central
Cooling system
Central Air, Electric
Amenities
barns
scenic pond
restrooms
office spaces
laundry room
dining areas
private living quarters
private entrance
Building Details
Year built
2021
Floors in Building
1
Number of units
1
Flooring type
Wood, Concrete
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Century 21 Executive Realty
(903) 785-6427
Listed By:
Lynn Michael
(903) 785-6427
Added: Jul 16
Changed: Aug 22
Last Checked: Aug 31 at 12:06AM
MLS# 21317446
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.
Investment Insights
Based on property information with market context.
This wedding venue property at 9262 Farm Road 79 in Sumner, Texas, is currently used as a farm store, bakery, and event venue. The site includes a metal-sided commercial building with wood and concrete flooring, multiple restrooms, office areas, a laundry room, and two dining or gathering rooms. A separate 300-square-foot living quarter has a full bathroom and private entrance.
The property encompasses 11.15 fenced acres with multiple barns and a pond. On-site features include secured driveway and RV parking, an accessible ramp approach, central air, electric and propane heating, and an aerobic septic system. Built in 2021, the property offers a combination of event-oriented improvements, agricultural-style outbuildings, and room for additional site development.
The property encompasses 11.15 fenced acres with multiple barns and a pond. On-site features include secured driveway and RV parking, an accessible ramp approach, central air, electric and propane heating, and an aerobic septic system. Built in 2021, the property offers a combination of event-oriented improvements, agricultural-style outbuildings, and room for additional site development.
Key Highlights
- 11.15 fenced acres in Sumner, TX
- Current farm store, bakery, and event venue operation
- 300‑square‑foot private living quarter with full bathroom and separate entrance
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$55,200
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.18%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,104,000
$1.1M
Cap Rate 7%
$788,571
$788.6K
Cap Rate 9%
$613,333
$613.3K
Market Conditions
NOI Build-Up for 6,400 SF
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.
Gross rent
$96.0K $15.00/SF
− Vacancy
−$7.7K −$1.20/SF
EGI
$88.3K $13.80/SF
− OpEx
−$33.1K −$5.18/SF
NOI
$55.2K $8.63/SF
Area
Lamar County, TX
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,104,000
Cap Rate 7%
$788,571
Cap Rate 9%
$613,333
Alternative Uses
Best Use
Specialty Retail
$1.63M
$1.42M – $1.90M
NOI $113,818 @ 7.0% cap · market cap 16.86%
Second Best
Retail
$1.52M
$1.33M – $1.77M
NOI $106,230 @ 7.0% cap · market cap 15.74%
Theoretical Best
Hotel Hospitality
$4.82M
$4.22M – $5.62M
NOI $337,440 @ 7.0% cap · market cap 49.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 75486, TX
2,698
Population
1,154
Households
2.3
Avg Household Size
40
Median Age
14%
College-Educated
85%
High-School Grad
109.2 sq mi
ZIP Area
25
Density / Sq Mi
$100,750
Median Household Income
$57,143
Median Earnings
$1,587
Median Rent
$203,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - Operating farm store, bakery, and gathering venue on a fenced rural commercial property with flexible interior space.
Where is this wedding venue located?
The property is located at 9262 Farm Road 79 Sumner, TX.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: 11.15 fenced acres in Sumner, TX; Current farm store, bakery, and event venue operation; 300‑square‑foot private living quarter with full bathroom and separate entrance
