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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Specialty properties
2710 Vly Vw Ln Farmers Branch, TX 75234-4925
Entity Owned
7-yr Hold
Free & Clear
Property ID
US82-0793309
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1959
Construction
FRAME
Total area
8,384 SF
Lot
1.29 ac (56,236 SF)
Zoning code
Z236
APN
240398500A0010000
UPID
US82-0793309
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
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$621k
Blend (final)
Blend
$575k
Owner & transaction history
North Dallase Funeral Group LLC · 7 yrs held
North Dallase Funeral Group LLC
since 2018
7 recorded transactions
Zoning & alternative use
Z236 · Farmers Branch, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$665,000
+38.9%
Commercial (general)
$580,000
+20.6%
Medical building
$570,000
+18.5%
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
Method
Estimation
Statistic approach
by Request
ML approach
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL)
$480,000
Current use
OFFICE BUILDING
$665,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$580,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$570,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$510,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$69 / 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
$27,296
Tax year 2023
Assessed value
$1,301,130
Assessed 2023
Previous assessed
$1,301,130
+0.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$843,540
Assessed improvement
$457,590
Land market value
$843,540
Improvement market value
$457,590
Total market value
$1,301,130
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1959
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
8,384 SF
Lot
1.29 ac (56,236 SF)
Zoning code
Z236
APN
240398500A0010000
UPID
US82-0793309
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.
Alternative use value scenarios
Repositioning upside vs current use
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
Est. value
$480,000
OFFICE BUILDING
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$580,000
MEDICAL BUILDING
Est. value
$570,000
RETAIL STORES
Est. value
$510,000
CEMETERY, FUNERAL HOME, MORTUARY (COMMERCIAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1959
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
North Dallase Funeral Group LLC
Entity
Free & Clear · 7 yrs held
Mailing address
2710 VLY VW LN, FARMERS BRANCH, TX 75234-4925
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2018
—
North Dallase Funeral Group LLC
John P Brooks Family Corp
Grant Deed
—
May 16, 2018
—
John P Brooksfamily Corp
—
Deed
related
—
Apr 18, 2017
—
John P Brooks Family Corp
—
Deed
related
—
—
—
John P Brooks Family Corp
—
Loan Modification
related
$300,000 · American Bk/commerce
—
—
John P Brooks Family Corp
—
Loan Modification
related
—
—
—
Avalon Mortuary Service Corp
—
Deed Of Trust
related
$225,000 · American Bank Of Commerce
—
—
John P Brooks Family Corp
—
Loan Modification
related
—
—
—
John P Brooksfamily Corp
—
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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