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Property profile & analytics
OFF-MARKET
Office buildings
2550 Watters Rd Allen, TX 75013-6002
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US82-9357586
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
5,546 SF
Lot
0.65 ac (28,270 SF)
APN
R-10411-00A-002R-1
UPID
US82-9357586
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
-
Dr. William Walstad, DDS Dental Office
-
Dr. Phillip Newton Dental Office
-
Phillip Ross Newton Dental Office
-
Dove Dentistry Dental Office
-
Oral Surgery Associates of North Texas Dental 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
by Request
Owner & transaction history
Forty Years LLC · 7 yrs held
Forty Years LLC
since 2018
5 recorded transactions
Zoning & alternative use
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 Allen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allen 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$31,448
Tax year 2022
Assessed value
$1,608,234
Assessed 2023
Previous assessed
$1,584,083
+1.5% YoY
Effective rate
1.96%
On assessed value
Assessed land
$226,164
Assessed improvement
$1,382,070
Land market value
$226,164
Improvement market value
$1,382,070
Total market value
$1,608,234
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2018
Heating
NONE
Stories
1
Total area
5,546 SF
Lot
0.65 ac (28,270 SF)
APN
R-10411-00A-002R-1
UPID
US82-9357586
Jurisdiction
COLLIN
Metro division
DALLAS-PLANO-IRVING, 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
Building & site characteristics
From public records
Year built
2018
Heating
NONE
Stories
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Forty Years LLC
Entity
Mailing address
2550 N WATTERS RD STE #100, ALLEN, TX 75013-6003
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2019
—
Forty Years LLC
—
Deed
related
—
Sep 21, 2018
—
Forty Years LLC
Dme Real Estate LLC
Grant Deed
$671,000 · Umb Bk
Apr 23, 2018
—
Dme Real Estate LLC
Ridgeview Meadow LLC
Grant Deed
related
—
Aug 23, 2017
—
Jm2 Acquisitions LLC
Ridgeview Meadow LLC
Grant Deed
$828,800 · Wells Fargo Bk
—
—
Forty Years LLC
—
Loan Modification
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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