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Property profile & analytics
OFF-MARKET
Estimated value
$6,175,000
Office buildings
18451 Dallas Pkwy, Dallas, TX 75287-5202
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4161479
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Total area
142,216 SF
Lot
11.27 ac (490,921 SF)
Zoning code
CR
APN
R-3503-00N-0030-1
UPID
US82-4161479
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
-
Sortis Financial Consultant
-
ClearSpring Loan Services Loan Service
-
Halo Asset Management, LLC Consultant
-
24 7 Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.18M
Owner & transaction history
Atlas Gramercy Holdings LLC · 9 yrs held
Atlas Gramercy Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
CR · Dallas, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.1M
+6.5%
Medical building
$9.7M
+2.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,435,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$10,055,000
Change: +7% · Conversion: Difficult
MEDICAL BUILDING
$9,650,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$6.18M
Range $5.56M – $6.79M · ±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
$43 / 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
$538,060
Tax year 2022
Assessed value
$23,337,600
Assessed 2023
Previous assessed
$24,028,979
-2.9% YoY
Effective rate
2.31%
On assessed value
Assessed land
$6,995,627
Assessed improvement
$16,341,973
Land market value
$6,995,627
Improvement market value
$16,341,973
Total market value
$23,337,600
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1997
Heating
NONE
Stories
2
Total area
142,216 SF
Lot
11.27 ac (490,921 SF)
Zoning code
CR
APN
R-3503-00N-0030-1
UPID
US82-4161479
Jurisdiction
COLLIN
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
CR · Dallas, TX
Zoning CR · permitted uses
CR · 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
OFFICE BUILDING Current
Est. value
$9.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.1M
MEDICAL BUILDING
Est. value
$9.7M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL 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
1997
Heating
NONE
Stories
2
Lot
11.27 ac
Current owner
From public records · entity-resolved
Atlas Gramercy Holdings LLC
Entity
Mailing address
12001 N CENTRAL EXPY STE #875, DALLAS, TX 75243-3860
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2019
—
Atlas Gramercy Holdings LLC
—
Grant Deed
related
$38,350,000 · Legacy Bk/tx
Jun 23, 2017
—
Atlas Gramercy Holdings LLC
Cp I Gramercy LP
Trustees Deed
related
$32,029,725 · Delphi Cre Fndg
Dec 30, 2016
—
Cp I Gramercy LP
—
Deed
related
$30,900,000 · Other Institutional Lenders
Dec 31, 2013
—
Cp I Gramercy LP
Scg Of Bc Gramercy I & II LP
Trustees Deed
$30,900,000 · Mesa West R/e Income Fund III
Jun 30, 2011
—
Scg Of Bc Gramercy I & II LP
Behringer Harvard Landmark LP
Grant Deed
related
$17,536,193 · Sovereign Bank
Jul 7, 2005
—
Harvard Landmark Behringer
Metropolitan Life Insurance
Grant Deed
related
—
Feb 5, 1998
—
Metropolitan Life Insurance Co
Champion-boston I LP
Grant Deed
related
—
—
—
Behringer Harvard Landmark LP
—
Deed Of Trust
related
$21,000,000 · State Farm Bank Fsb
—
—
Cp I Gramercy LP
—
Loan Modification
related
$30,900,000 · Other Institutional Lenders
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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