Standalone Medical Office
For Sale
$1,100,500
2567 Valley View Lane, Farmers Branch, TX 75234
CommercialSale, Farmers Branch, TX
Property Size4,860 SF
Lot Size0.29 Acres
Price / SF$226.44
Days on Market95
Property Features for 2567 Valley View Lane
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
PD-86
Parking features
Parking Lot
Subdivision
Redden
Directions
From I-635, exit Webb Chapel Rd and head north. Turn right onto Valley View Ln. Property located on the right-hand side near the intersection of Valley View Ln and Webb Chapel Rd. From I-35E, exit Valley View Ln go east. Continue approximately 2 miles. Property will be located on the left-hand side.
Standard status
Active
APN
24149500000010000
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
REDDEN LOT 1 ACS 0.290
Tax Annual Amount
12958
Legal Description
REDDEN LOT 1 ACS 0.290
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1974
Floors in Building
1
Number of units
1
Flooring type
Tile
Building materials
Rock, Stone
Listing Agency:
BHHS Premier Properties
(817) 806-4100
Listed By:
Jennifer Franke · License #0620184
(817) 806-4100
Added: May 20
Changed: Aug 21
Last Checked: Aug 22 at 7:06AM
MLS# 21274117
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 standalone medical office building in Farmers Branch contains approximately 4,860 SF and retains a layout configured for dental or medical operations. Interior features include a reception area, private offices, operatories, and existing plumbing infrastructure. Tile flooring, central electric heating, and central air conditioning are in place, with surface parking provided on the property.
The site encompasses 0.29 acres at 2567 Valley View Lane and carries Pd-86 zoning. Access is available to I-635, I-35E, and the DART Green Line. The surrounding area is identified as a redevelopment zone with new apartments, shopping, and restaurants. Public water and public sewer serve the property. Built in 1974, the building also includes rock and stone construction materials.
The site encompasses 0.29 acres at 2567 Valley View Lane and carries Pd-86 zoning. Access is available to I-635, I-35E, and the DART Green Line. The surrounding area is identified as a redevelopment zone with new apartments, shopping, and restaurants. Public water and public sewer serve the property. Built in 1974, the building also includes rock and stone construction materials.
Key Highlights
- Approximately 4,860 SF standalone medical office building
- Existing reception area, private offices, operatories, and plumbing infrastructure
- Pd‑86 zoning within a redevelopment zone
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
$69,099
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
6.28%
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%
$1,381,980
$1.4M
Cap Rate 7%
$987,129
$987.1K
Cap Rate 9%
$767,767
$767.8K
Market Conditions
NOI Build-Up for 4,860 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
$126.6K $26.04/SF
− Vacancy
−$11.4K −$2.34/SF
EGI
$115.2K $23.70/SF
− OpEx
−$46.1K −$9.48/SF
NOI
$69.1K $14.22/SF
Area
Dallas County, TX
Vacancy
9.00%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$1,381,980
Cap Rate 7%
$987,129
Cap Rate 9%
$767,767
Alternative Uses
Best Use
Healthcare Medical
$987.1K
$863.7K – $1.15M
NOI $69,099 @ 7.0% cap · market cap 6.28%
Second Best
Office B
$984.2K
$861.1K – $1.15M
NOI $68,891 @ 7.0% cap · market cap 6.26%
Theoretical Best
Multifamily LT 5
$58.26M
$50.97M – $67.96M
NOI $4,077,858 @ 7.0% cap · market cap 370.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
969
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 75234, TX
33,216
Population
13,775
Households
2.4
Avg Household Size
37
Median Age
42%
College-Educated
82%
High-School Grad
10.2 sq mi
ZIP Area
3,256
Density / Sq Mi
$86,585
Median Household Income
$45,319
Median Earnings
$1,730
Median Rent
$314,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Animal Clinic of Farmers Branch — 13990 N Stemmons Fwy Suite 100, Farmers Branch, TX 75234
- Valley View Pet Health Center — 2561 Valley View Ln, Farmers Branch, TX 75234
- AirVets Pet Relocation — 2561 Valley View Ln, Dallas, TX 75234
Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing clinical layout includes reception, private offices, operatories, and plumbing infrastructure.
Where is this medical office space located?
The property is located at 2567 Valley View Lane Farmers Branch, TX.
What is the asking price?
The asking price for this property is $1,100,500.
What are key features of this property?
This property features: Approximately 4,860 SF standalone medical office building; Existing reception area, private offices, operatories, and plumbing infrastructure; Pd‑86 zoning within a redevelopment zone
