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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Strip malls
2460 Lacy Ln, Carrollton, TX 75006-6501
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US82-3860586
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2007
Construction
TILT-UP CONCRETE
Total area
14,703 SF
Lot
2 ac (86,989 SF)
Zoning code
Z140
APN
14108600030100000
UPID
US82-3860586
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
-
Mercer Crossing center Shopping Center & Mall
-
STOP-N-GO GYROS Mediterranean / Greek Restaurant
-
Nexem Staffing Carrollton Employment Agency
-
Jimmy John's Take-out & Catering Catering Service
-
Saint Taco Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$724k
Blend (final)
Blend
$740k
Owner & transaction history
Mercer Lacy LLC · 11 yrs held
Mercer Lacy LLC
since 2015
7 recorded transactions
Zoning & alternative use
Z140 · Carrollton, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Carrollton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Carrollton 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
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Current use
Blend value · Realmo final
$740k
Range $666k – $814k · ±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
$50 / 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
$56,685
Tax year 2023
Assessed value
$2,721,850
Assessed 2023
Previous assessed
$2,721,850
+0.0% YoY
Effective rate
2.08%
On assessed value
Assessed land
$630,670
Assessed improvement
$2,091,180
Land market value
$630,670
Improvement market value
$2,091,180
Total market value
$2,721,850
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
14,703 SF
Lot
2 ac (86,989 SF)
Zoning code
Z140
APN
14108600030100000
UPID
US82-3860586
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z140 · Carrollton, TX
Zoning Z140 · permitted uses
Z140 · Carrollton, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Carrollton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$595,000
NEIGHBORHOOD: SHOPPING CENTER Current
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
2007
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
2 ac
Current owner
From public records · entity-resolved
Mercer Lacy LLC
Entity
Mailing address
539 W COMMERCE ST #4550, DALLAS, TX 75208-1953
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2026
—
Dts Investments LLC
—
Deed
related
$2,500,000 · Stellar Bank
Dec 16, 2020
—
Mercer Lacy LLC
—
Deed
related
$1,187,372 · Midfirst Bank
Aug 15, 2017
—
Mercer Lacy LLC
—
Deed
related
$1,152,258 · Wells Fargo Bank NA
Apr 9, 2015
—
Mercer Lacy LLC
James Chiavatti
Warranty Deed
$1,000,000 · Wells Fargo Bank NA
Mar 28, 2013
—
Dts Investments LLC
Chiavatti,james
Warranty Deed
—
Feb 6, 2013
—
Dts Investments LLC
Chiavatti,james
Warranty Deed
—
Mar 1, 2012
—
James Chiavatti
Quik Way Operating LLC
Special Warranty Deed
$557,000 · Wells Fargo Bank NA
Nov 21, 2011
—
Quik-way Operating LLC
Empire Petroleum Partners LLC
Deed Of Trust
$100,000,000 · Comerica Bank
Apr 16, 2009
—
Texas Valley View-luna Ptrs
—
Trustees Deed
related
$1,884,858 · Park Cities Bank
—
—
Chiavatti,james
—
Loan Modification
related
$325,000 · Wells Fargo Bk
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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