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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Grocery and convenience stores
3160 Pleasant Run Rd, Lancaster, TX 75146-1020
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US82-0359396
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1989
Construction
TILT-UP CONCRETE
Total area
2,484 SF
Lot
0.81 ac (35,066 SF)
Zoning code
Z239
APN
36079050010010000
UPID
US82-0359396
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
-
Pleasant Run Valero Gas Station
-
SAM Check Cashing Machine Check Cashing
-
Amazon Hub Counter - Flash Mart Courier Service Postal Service
-
Phillips 66 Gas Station
-
DAK's Market Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
$685k
Comparable Approach
Comparable
$367k
Blend (final)
Blend
$510k
Owner & transaction history
Kgs Properties I LLC · 4 yrs held
Kgs Properties I LLC
since 2022
7 recorded transactions
Zoning & alternative use
Z239 · Lancaster, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$555,000
+261.7%
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
$480,000
CAP Approach
CAP Return
Estimation
6%
$740,000
6.5%
$685,000
7%
$635,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$555,000
Change: +262% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$205 / 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
$32,681
Tax year 2023
Assessed value
$1,355,530
Assessed 2023
Previous assessed
$1,355,530
+0.0% YoY
Effective rate
2.41%
On assessed value
Assessed land
$525,990
Assessed improvement
$829,540
Land market value
$525,990
Improvement market value
$829,540
Total market value
$1,355,530
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
2,484 SF
Lot
0.81 ac (35,066 SF)
Zoning code
Z239
APN
36079050010010000
UPID
US82-0359396
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z239 · Lancaster, TX
Zoning Z239 · permitted uses
Z239 · 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
$555,000
COMMERCIAL (GENERAL)
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
1989
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Kgs Properties I LLC
Entity
Mailing address
11011 BROOKLET DR STE #220, HOUSTON, TX 77099-3573
Ownership since
2022
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
Jan 7, 2022
—
Kgs Properties I LLC
Ams Communications INC
Venders Lien
$1,890,000 · Ks Statebank
Mar 6, 2018
—
Ams Communications INC
—
Deed
related
$1,035,437 · Commercial Bk/tx
Nov 3, 2014
—
Getty-rpi Tx Leasing LLC
RT Jupiter Landlord LLC
Grant Deed
related
—
Jan 23, 2013
—
Ams Communications INC
Gramsn Fuels INC
Venders Lien
$1,235,000 · Commercial Bank Of Texas NA
Sep 27, 2005
—
Gramsn Fuels INC
Petronation INC
Venders Lien
$1,208,000 · Business Loan Center LLC
Jun 27, 2000
—
Petronation INC
Noora INC
Grant Deed
$1,900,000 · Citizens Nat'l Bank Waxhachie
—
—
Gramsn Fuels INC
—
Deed Of Trust
related
$1,208,000 · H&h Oil Co INC
—
—
Ams Communications INC
—
Loan Modification
related
$1,035,437 · Commercial Bk/tx
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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