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Property profile & analytics
OFF-MARKET
Estimated value
$1,090,000
Office buildings
11909 Preston Rd Dallas, TX 75230-2746
Entity Owned
24-yr Hold
~
Est. High Equity
Property ID
US82-2618426
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Construction
TILT-UP CONCRETE
Total area
21,561 SF
Lot
5.64 ac (245,678 SF)
Zoning code
Z59
APN
660934000000
UPID
US82-2618426
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
-
Abraham's Jewelry Big Box & Wholesale Store
-
Preston Forest Square Business Service Center Corporate Office
-
Farmers Insurance - George Hanson Insurance Agency
-
The Little Gym of Preston and Forest Gym & Fitness Center
-
Studio 6 Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$807k
Blend (final)
Blend
$1.09M
Owner & transaction history
Preston Forest Square LP · 24 yrs held
Preston Forest Square LP
since 2001
2 recorded transactions
Zoning & alternative use
Z59 · Dallas, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+200.7%
Apartment house (5+ units)
$1.1M
+125.3%
Neighborhood: shopping center
$980,000
+101.2%
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 Dallas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dallas 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
$1,375,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,465,000
Change: +201% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,095,000
Change: +125% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$980,000
Change: +101% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $981k – $1.20M · ±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
$51 / 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
$378,639
Tax year 2023
Assessed value
$16,500,000
Assessed 2023
Previous assessed
$16,500,000
+0.0% YoY
Effective rate
2.29%
On assessed value
Assessed land
$6,141,950
Assessed improvement
$10,358,050
Land market value
$6,141,950
Improvement market value
$10,358,050
Total market value
$16,500,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1978
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
6
Stories
2
Total area
21,561 SF
Lot
5.64 ac (245,678 SF)
Zoning code
Z59
APN
660934000000
UPID
US82-2618426
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z59 · Dallas, TX
Zoning Z59 · permitted uses
Z59 · Dallas, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dallas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$980,000
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
NEIGHBORHOOD: SHOPPING CENTER
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
1978
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
6
Lot
5.64 ac
Current owner
From public records · entity-resolved
Preston Forest Square LP
Entity
Mailing address
11909 PRESTON RD STE #262, DALLAS, TX 75230-6122
Ownership since
2001
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2001
—
Preston Forest Square LP
Meletio,donna M
Grant Deed
$2,200,000 · Texas Community Bank & Trust
—
—
Firebird Restaurant Group LLC
—
Deed Of Trust
related
$24,500,000 · Capital One
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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