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Property profile & analytics
OFF-MARKET
Estimated value
$1,890,000
Retail space
3155 Pleasant Run Rd Lancaster, TX 75146-1014
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-0358650
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Construction
TILT-UP CONCRETE
Total area
8,320 SF
Lot
0.93 ac (40,597 SF)
Zoning code
Z39
APN
360159500A08R0000
UPID
US82-0358650
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
-
Family Dollar Discount Store
-
Amazon Locker - Acrisio Courier Service Postal Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.13M
Comparable Approach
Comparable
$1.66M
Blend (final)
Blend
$1.89M
Owner & transaction history
Fd Dev Of Lancaster LLC · 14 yrs held
Fd Dev Of Lancaster LLC
since 2011
4 recorded transactions
Zoning & alternative use
Z39 · Lancaster, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+82.0%
Restaurant
$1.1M
+11.2%
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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,300,000
6.5%
$2,125,000
7%
$1,975,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,860,000
Change: +82% · Conversion: Easy
RESTAURANT
$1,135,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$1.89M
Range $1.70M – $2.08M · ±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
$227 / 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
$41,275
Tax year 2023
Assessed value
$1,712,000
Assessed 2023
Previous assessed
$1,712,000
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$608,960
Assessed improvement
$1,103,040
Land market value
$608,960
Improvement market value
$1,103,040
Total market value
$1,712,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2012
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
8,320 SF
Lot
0.93 ac (40,597 SF)
Zoning code
Z39
APN
360159500A08R0000
UPID
US82-0358650
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z39 · Lancaster, TX
Zoning Z39 · permitted uses
Z39 · Lancaster, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.9M
RESTAURANT
Est. value
$1.1M
COMMERCIAL (GENERAL)
RESTAURANT
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
2012
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.93 ac
Current owner
From public records · entity-resolved
Fd Dev Of Lancaster LLC
Entity
Mailing address
30 7TH ST E STE #1300, SAINT PAUL, MN 55101-4939
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 8, 2012
—
Fd Dev Of Irving LLC
—
Trustees Deed
related
$300,000 · Branch Banking & Trust Co
Sep 26, 2011
—
Fd Dev Of Lancaster LLC
Osuji,ikechukwu
Grant Deed
$1,000,000 · Ccb Community Bank
Jul 5, 2005
—
Ikechukwu Osuji
May,james E
Warranty Deed
related
—
Jul 9, 2004
—
James E May
Vineyard Church Of Christ
Warranty Deed
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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