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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Drive through restaurants
1021 Belt Line Rd Desoto, TX 75115-3702
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US82-9397795
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2016
Construction
TILT-UP CONCRETE
Total area
3,040 SF
Lot
0.86 ac (37,666 SF)
Zoning code
Z312
APN
201071700A02B0000
UPID
US82-9397795
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Beef-A-Roo Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$511k
Blend (final)
Blend
$510k
Owner & transaction history
Richard J Rosenthal · 1 yrs held
Richard J Rosenthal
since 2024
7 recorded transactions
Zoning & alternative use
Z312 · Desoto, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$435,000
+11.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Desoto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Desoto submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$390,000
Current use
COMMERCIAL (GENERAL)
$435,000
Change: +11% · Conversion: Easy
MEDICAL BUILDING
$370,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$360,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$355,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$168 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$32,935
Tax year 2023
Assessed value
$1,430,000
Assessed 2023
Previous assessed
$1,430,000
+0.0% YoY
Effective rate
2.30%
On assessed value
Assessed land
$376,660
Assessed improvement
$1,053,340
Land market value
$376,660
Improvement market value
$1,053,340
Total market value
$1,430,000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2016
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
3,040 SF
Lot
0.86 ac (37,666 SF)
Zoning code
Z312
APN
201071700A02B0000
UPID
US82-9397795
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z312 · Desoto, TX
Zoning Z312 · permitted uses
Z312 · Desoto, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Desoto. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$390,000
COMMERCIAL (GENERAL)
Est. value
$435,000
MEDICAL BUILDING
Est. value
$370,000
AUTO REPAIR, GARAGE
Est. value
$360,000
OFFICE BUILDING
Est. value
$355,000
RESTAURANT Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2016
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.86 ac
Current owner
From public records · entity-resolved
Richard J Rosenthal
Individual
Mailing address
300 W DOUGLAS AVE STE #1031, WICHITA, KS 67202-2911
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2024
—
Richard J Rosenthal
Hjh Idesoto Belt Line LLC
Special Warranty Deed
$2,082,713 · Security Service FCU
Mar 17, 2023
—
Hjh Desoto Belt Line LLC
—
Deed
related
$2,310,000 · B1bank
Nov 30, 2022
—
Hjh Desoto Belt Line LLC
Us Realty Acquisitions LLC
Special Warranty Deed
$853,879 · Us Realty Acquistions LLC
Nov 28, 2022
—
Us Realty Acquisitions LLC
Ryan Moore LLC
Special Warranty Deed
—
Mar 11, 2020
—
Ryan Moore LLC
Keith Moore LLC
Venders Lien
—
Aug 5, 2015
—
Keith Moore LLC
Wal-mart Stores Texas LLC
Grant Deed
$1,196,000 · Citizens Nat'l Bk/tx
Oct 7, 2004
—
Wal-mart Stores Texas
Ground Billy & Merle Trust
Warranty Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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