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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Day care centers
2300 Hall Johnson Rd Grapevine, TX 76051-7114
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-4842179
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1997
Total area
8,207 SF
Lot
1.47 ac (64,164 SF)
APN
33013-A-1
UPID
US82-4842179
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$420k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$589k
Blend (final)
Blend
$505k
Owner & transaction history
Primsville LLC · 8 yrs held
Primsville LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$705,000
+56.8%
Commercial (general)
$700,000
+55.0%
Restaurant
$660,000
+46.6%
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
$420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$450,000
Current use
RETAIL STORES
$705,000
Change: +57% · Conversion: Difficult
COMMERCIAL (GENERAL)
$700,000
Change: +55% · Conversion: Difficult
RESTAURANT
$660,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$600,000
Change: +33% · Conversion: Difficult
OFFICE BUILDING
$590,000
Change: +31% · Conversion: Difficult
AUTO REPAIR, GARAGE
$375,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$62 / 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
$19,262
Tax year 2023
Assessed value
$1,272,000
Assessed 2024
Previous assessed
$1,149,000
+10.7% YoY
Effective rate
1.51%
On assessed value
Assessed land
$641,680
Assessed improvement
$630,320
Land market value
$641,680
Improvement market value
$630,320
Total market value
$1,272,000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1997
Heating
NONE
Stories
1
Total area
8,207 SF
Lot
1.47 ac (64,164 SF)
APN
33013-A-1
UPID
US82-4842179
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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$450,000
RETAIL STORES
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$700,000
RESTAURANT
Est. value
$660,000
MEDICAL BUILDING
Est. value
$600,000
OFFICE BUILDING
Est. value
$590,000
AUTO REPAIR, GARAGE
Est. value
$375,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE 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
1997
Heating
NONE
Stories
1
Lot
1.47 ac
Current owner
From public records · entity-resolved
Primsville LLC
Entity
Mailing address
1313 EAGLE BND, SOUTHLAKE, TX 76092-9423
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2018
—
Primsvine LLC
—
Deed
related
$1,531,000 · Capital Certified Dev Corp
Jan 18, 2018
—
Primsville LLC
Alpal Hall Johnson Rela Estate Asso
Special Warranty Deed
$1,868,500 · Independent Bank
Jan 4, 2005
—
Alpal Hall Johnson Real Estate Asso
Terry F Taylor
Venders Lien
$1,225,000 · Zions First National Bank
—
—
Alpal Hall Johnson R/e Assocs
—
Deed Of Trust
related
$1,849,000 · Comerica Bank
—
—
Primrose Sch Of Grand Peninsula
—
Deed Of Trust
related
—
—
—
Primsvine LLC
—
Deed Of Trust
related
$1,531,000 · Capital Certified Dev Corp
—
—
Primrose Sch Of Hall-johnson
—
Deed Of Trust
related
—
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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