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Property profile & analytics
OFF-MARKET
Office buildings
2638 Vly Vw Ln Farmers Branch, TX 75234-6245
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-0714273
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1996
Construction
FRAME
Total area
2,590 SF
Lot
0.23 ac (10,195 SF)
Zoning code
Z236
APN
24173500000040000
UPID
US82-0714273
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Rgtex LLC Series IV · 1 yrs held
Rgtex LLC Series IV
since 2025
6 recorded transactions
Zoning & alternative use
Z236 · Farmers Branch, 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 Farmers Branch submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Farmers Branch 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 2023Property tax & assessments
Tax year 2023
Tax billed
$11,328
Tax year 2023
Assessed value
$540,000
Assessed 2023
Previous assessed
$540,000
+0.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$152,930
Assessed improvement
$387,070
Land market value
$152,930
Improvement market value
$387,070
Total market value
$540,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1996
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
1
Total area
2,590 SF
Lot
0.23 ac (10,195 SF)
Zoning code
Z236
APN
24173500000040000
UPID
US82-0714273
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z236 · Farmers Branch, TX
Zoning Z236 · permitted uses
Z236 · Farmers Branch, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Farmers Branch. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1996
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Rgtex LLC Series IV
Entity
Mailing address
2017 CAITLIN DR, LEWISVILLE, TX 75067-6594
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Apr 22, 2025
—
Rgtex LLC Series IV
Martez Home Loans LLC
Deed
$500,000 · North Dallas Bank & Trust Co
Oct 5, 2018
—
Martez Home Loans LLC
—
Deed
$325,300 · Homebank Texas
Jul 9, 2018
—
Oko LLC
—
Deed
related
$165,000 · Spectra Bk
Jan 24, 2014
—
Oko LLC
Donnelly,margaret A
Grant Deed
related
—
—
—
Martez Home Loans LLC
—
Deed Of Trust
$325,300 · Homebank Texas
—
—
Oko LLC
—
Deed Of Trust
related
$165,000 · Spectra 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.
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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