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Property profile & analytics
OFF-MARKET
Estimated value
$4,225,000
Commercial real estate
18101 Preston Rd Dallas, TX 75252-6602
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US82-5323532
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1995
Total area
37,202 SF
Lot
4.12 ac (179,293 SF)
Zoning code
PD-222
APN
R-1733-002-05A1-1
UPID
US82-5323532
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
-
Sheets Hookah Lounge & Cigar Bar Bar & Pub (Bike/Boat/Book/etc) Store
-
Stephanie Hein Physician
-
Orangetheory Fitness Gym & Fitness Center
-
Dr. Joseph Burkett Physician
-
Planet U Fitness Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.48M
Blend (final)
Blend
$4.23M
Owner & transaction history
Frankford Square LLC · 8 yrs held
Frankford Square LLC
since 2018
6 recorded transactions
Zoning & alternative use
PD-222 · Dallas, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.2M
+83.9%
Auto repair, garage
$4.3M
+52.5%
Retail stores
$3.9M
+36.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,845,000
Current use
RESTAURANT
$5,230,000
Change: +84% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,340,000
Change: +53% · Conversion: Difficult
RETAIL STORES
$3,895,000
Change: +37% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,630,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$4.23M
Range $3.80M – $4.65M · ±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
$114 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$223,529
Tax year 2022
Assessed value
$9,925,773
Assessed 2023
Previous assessed
$9,982,459
-0.6% YoY
Effective rate
2.25%
On assessed value
Assessed land
$3,137,627
Assessed improvement
$6,788,146
Land market value
$3,137,627
Improvement market value
$6,788,146
Total market value
$9,925,773
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1995
Heating
NONE
Stories
1
Total area
37,202 SF
Lot
4.12 ac (179,293 SF)
Zoning code
PD-222
APN
R-1733-002-05A1-1
UPID
US82-5323532
Jurisdiction
COLLIN
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
PD-222 · Dallas, TX
Zoning PD-222 · permitted uses
PD-222 · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
RESTAURANT
Est. value
$5.2M
AUTO REPAIR, GARAGE
Est. value
$4.3M
RETAIL STORES
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
COMMERCIAL (GENERAL) Current
RESTAURANT
AUTO REPAIR, GARAGE
RETAIL STORES
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
1995
Heating
NONE
Stories
1
Lot
4.12 ac
Current owner
From public records · entity-resolved
Frankford Square LLC
Entity
Mailing address
14328 LOMITAS AVE, CITY OF INDUSTRY, CA 91746-3016
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2018
—
Frankford Square LLC
Preston Exchange Property LLC
Grant Deed
$8,732,500 · Golden Bk
Jun 11, 2015
—
Preston Exchange Property LLC
Lbcmt 2007-c3 Complex 18101 Ll
Grant Deed
$4,599,000 · Happy Sts Bk
May 7, 2013
—
Lbcmt 2007-c3 Complex 18101 Ll
Nicholson Benjamin K
Trustees Deed
related
—
Dec 30, 2011
—
Agf Preston II Ltd
—
Deed Of Trust
related
$21,105,000 · Plains Capital Bank
Nov 3, 2011
—
Agf Preston II Ltd
Preston North Land LLC
Quit Claim Deed
related
—
—
—
Frankford Shopping Cen Preston
—
Deed Of Trust
related
$8,796,000 · Lehman Brothers Bank Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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