Entity Owned 
For Sale
1 / 27
$9,900,000
22049 Fm 1995, Lindale, TX 75771
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Property summary
AI-generated overview
The property consists of 452 acres of Garden Valley Golf Resort buildings and developed land, together with an additional 136.5 acres of adjacent raw land, delivered across multiple parcels. The site is located approximately 5 minutes from Texas Rose Horse Park and within Lindale Independent School District, about 50 minutes from downtown Dallas and about 25 minutes from Tyler. Resort amenities include a 28,000-square-foot clubhouse with features such as a full restaurant, event center, pool, pro shop, bar, offices, sauna rooms, and sitting areas. The grounds also include an 18-hole golf course that wraps Butler Lake. The property is configured with land suitable for golf use and may also support mixed-use residential development. The resort was historically operated as a golf resort; the property is not currently open for business.
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1992
Total area
28,095 SF
Lot
77.86 ac (3,391,756 SF)
APN
1-00000-0425-00-001010
UPID
US82-5416479
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Golf Course
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$525k
Owner & transaction history
since 2018
7 recorded transactions
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$525k
Value range
$473k – $578k
±10% around blend
Estimated value / SF
$19 / SF
Confidence
Property data
75
Comparable evidence
60
Income certainty
100
$473k
blend $525k
$578k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
28,095 SF
Lot area
77.86 ac
Year built
1992
APN
1-00000-0425-00-001010
Assessed value
$975,897
Annual tax
$15,232
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$15,232
Selected cap rate
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$525k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
5.09%
Selected cap rate for this turn key restaurants
Derived from the Lindale market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.09%
9.0%
NOI (est.)
$504k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.90M
Move the market yield to see immediate price impact.
Value / SF
$352
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.59%5.09%5.59%
$453k
$9.88M
$8.91M
$8.11M
$504k
$10.98M
$9.90M
$9.01M
$554k
$12.07M
$10.89M
$9.91M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$15,232
Tax year 2023
Assessed value
$975,897
Assessed 2023
Previous assessed
$975,897
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$93,437
Assessed improvement
$882,460
Land market value
$93,437
Improvement market value
$882,460
Total market value
$975,897
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1992
Heating
NONE
Buildings
3
Total area
28,095 SF
Lot
77.86 ac (3,391,756 SF)
APN
1-00000-0425-00-001010
UPID
US82-5416479
Jurisdiction
SMITH
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1992
Heating
NONE
Buildings
3
Lot
77.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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