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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Strip malls
120 Main St Grapevine, TX 76051-5334
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US82-1155558
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1996
Total area
10,468 SF
Lot
0.55 ac (23,958 SF)
APN
40230-A-A1
UPID
US82-1155558
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
-
Youthful Infusion Med Spa Spa & Massage Center Alternative Medicine Practice
-
Lashed By Addison Hair Salon
-
House of Mo Boutique Clothing & Fashion Store
-
Main Street Barber Shop Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$607k
Blend (final)
Blend
$590k
Owner & transaction history
Glade Family · 9 yrs held
Glade Family
since 2017
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$900,000
+107.9%
Commercial (general)
$890,000
+105.6%
Restaurant
$845,000
+94.5%
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 Grapevine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grapevine 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
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$435,000
Current use
RETAIL STORES
$900,000
Change: +108% · Conversion: Easy
COMMERCIAL (GENERAL)
$890,000
Change: +106% · Conversion: Easy
RESTAURANT
$845,000
Change: +94% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: +77% · Conversion: Difficult
OFFICE BUILDING
$750,000
Change: +73% · Conversion: Moderate
AUTO REPAIR, GARAGE
$475,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$56 / 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
$40,234
Tax year 2023
Assessed value
$2,452,000
Assessed 2024
Previous assessed
$2,400,000
+2.2% YoY
Effective rate
1.64%
On assessed value
Assessed land
$287,496
Assessed improvement
$2,164,504
Land market value
$287,496
Improvement market value
$2,164,504
Total market value
$2,452,000
Applied tax rate
224.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1996
Heating
NONE
Stories
1
Total area
10,468 SF
Lot
0.55 ac (23,958 SF)
APN
40230-A-A1
UPID
US82-1155558
Jurisdiction
TARRANT
Metro division
FORT WORTH-ARLINGTON, TX METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$435,000
RETAIL STORES
Est. value
$900,000
COMMERCIAL (GENERAL)
Est. value
$890,000
RESTAURANT
Est. value
$845,000
MEDICAL BUILDING
Est. value
$765,000
OFFICE BUILDING
Est. value
$750,000
AUTO REPAIR, GARAGE
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1996
Heating
NONE
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
Glade Family
Individual
Mailing address
PO BOX 96, COLLEYVILLE, TX 76034-0096
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2017
—
Glade Family
—
Deed
related
$1,670,000 · Plainscapital Bank
—
—
Glade Family Ltd
—
Deed Of Trust
related
$2,100,000 · National Bank
—
—
Glade Family Ltd
—
Deed Of Trust
related
$400,000 · National Bank Of Texas
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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