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    High-Traffic Corner Pad Site Title is generated by Realmo AI

    2430 Valley View Lane, Farmers Branch, TX 75234

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    Prime divisible pad site in high-traffic Dallas corridor.

    Type:Retail, Land
    Lot size:
    1.80 Acres
    Added:
    May 11, 2026
    Days on Market:
    23
    Last Refresh:
    May 14 at 8:45 pm

    Property Features for 2430 Valley View Lane

    General Information

    Standard status
    Active
    Lot size
    1.80 Acres
    Property subtype
    Retail, Land

    Spaces For Lease

    at 2430 Valley View Lane Contact us

    We can help!

    Listing Contact
    Dan Lem

    Listing agent Dan Lem License #CA 00930322

    Listing office LemRx Realty Advisors

    Listing date May 11, 2026

    Source Crexi

    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 LemRx Realty Advisors

    HighLights

    • High Traffic Location: 218,000+ VPD on I‑35E and 26,000+ VPD at Valley View & Stemmons.
    • Prime Pad Site: Hard corner location at the first light off I‑35E Valley View exit.
    • Strong Demographics: 460,000 residents within 5 miles with $92K+ average household income.
    • Zoned for QSR/Drive‑Thru: PD‑86 zoning allows for QSR and drive‑thru use.
    • Divisible Site: The ±1.8‑acre site can accommodate up to three ±0.6‑acre pads.
    • Nearly completed road expansion further boosts access and visibility.

    Overview

    This \u00b11.8-acre divisible site is located at the first light off the I-35E Valley View exit in Dallas (Farmers Branch), Texas, at 2430 Valley View Lane. The location is at one of North Dallas' highest-traffic commuter intersections. The site delivers 218,000+ vehicles per day on I-35E and 26,000+ vehicles per day at Valley View & Stemmons. A road expansion is nearly complete that further boosts access and visibility. The property is directly across from a newly built Starbucks and Chipotle, and it is surrounded by dense housing, major employers, and established retail. The area has strong demographics, with 460,000 residents within 5 miles and an average household income of $92,000+. Zoned PD-86 for QSR and drive-thru use, the site accommodates up to three \u00b10.6-acre pads. Situated on the "going-home" side of the interchange, this location offers a high-visibility ground lease opportunity in one of DFW's most active corridors. The property is suitable for commercial, retail, and other retail purposes.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Farmers Branch
    County
    Dallas
    State
    Texas
    Longitude
    -96.898643
    Latitude
    32.922688

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    FAQs

    What type of property is this?
    Commercial land - Prime divisible pad site in high-traffic Dallas corridor.
    Where is this commercial land located?
    The property is located at 2430 Valley View Lane Farmers Branch, TX.
    What are key features of this property?
    This property features: High Traffic Location: 218,000+ VPD on I‑35E and 26,000+ VPD at Valley View & Stemmons.; Prime Pad Site: Hard corner location at the first light off I‑35E Valley View exit.; Strong Demographics: 460,000 residents within 5 miles with $92K+ average household income.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Dan Lem
    Real Estate License ID: CA 00930322
    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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