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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Assisted living facilities
2101 Northgate Dr Irving, TX 75062-2650
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US82-5222007
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Construction
FRAME
Total area
31,933 SF
Lot
5.33 ac (232,131 SF)
Zoning code
Z243
APN
322591100001R0000
UPID
US82-5222007
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
-
Northgate Plaza Rehabilitation Center Nursing Home
-
The Eden of Las Colinas Nursing Home
-
Joshua Jones Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$890k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$931k
Blend (final)
Blend
$910k
Owner & transaction history
Valley Ranch Health Holdings LLC · 4 yrs held
Valley Ranch Health Holdings LLC
since 2022
6 recorded transactions
Zoning & alternative use
Z243 · Irving, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+77.6%
Neighborhood: shopping center
$1.2M
+64.2%
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 Irving submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irving 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
$890,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$750,000
Current use
OFFICE BUILDING
$1,330,000
Change: +78% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,230,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$28 / 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
$112,447
Tax year 2023
Assessed value
$5,200,000
Assessed 2023
Previous assessed
$5,200,000
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$696,340
Assessed improvement
$4,503,660
Land market value
$696,340
Improvement market value
$4,503,660
Total market value
$5,200,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2002
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
120
Total area
31,933 SF
Lot
5.33 ac (232,131 SF)
Zoning code
Z243
APN
322591100001R0000
UPID
US82-5222007
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z243 · Irving, TX
Zoning Z243 · permitted uses
Z243 · Irving, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Irving. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$750,000
OFFICE BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
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
2002
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
120
Lot
5.33 ac
Current owner
From public records · entity-resolved
Valley Ranch Health Holdings LLC
Entity
Mailing address
29222 RANCHO VIEJO RD STE #127, SAN JUAN CAPISTRANO, CA 92675-1049
Ownership since
2022
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
Jul 5, 2022
—
Valley Ranch Health Holdings LLC
Sabra Texas Properties II LP
Special Warranty Deed
$6,840,000 · Standard Bearer Healthcare Reit INC
May 21, 2019
—
Abdul Q R Mohammed
Meridian Irving Snf Re LP
Grant Deed
—
Jun 19, 2013
—
Sabra Texas Properties LP II
Sabra Texas Holdings LP
Quit Claim Deed
—
Nov 30, 2012
—
Sabra Texas Holdings LP
Meridian Irving Snf Re LP
Grant Deed
—
Mar 2, 2005
—
Irving Snf Re Meridian
White Marlin Of Irving
Grant Deed
$17,095,000 · First American Bank Ssb
Dec 28, 2001
—
White Marlin Of Irving LP
Cwv Partners Ltd
Grant Deed
$4,224,607 · First American Savings Bank
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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