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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Medical Office Space
321 Henderson St Fort Worth, TX 76104-1016
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US83-2804674
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2009
Total area
20,166 SF
Lot
0.73 ac (31,925 SF)
APN
21630-23-3R
UPID
US83-2804674
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
-
Pediatric Eye Specialists: Hunt Michael G MD Ophthalmologist
-
Dr. Alan A. Norman, MD Ophthalmologist
-
Pediatric Eye Specialists Ophthalmologist
-
Pediatric Eye Specialists: Packwood Eric MD Ophthalmologist
-
Child Vision Center Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$905k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.03M
Blend (final)
Blend
$1.47M
Owner & transaction history
Guy P Witherspoon IV · 18 yrs held
Guy P Witherspoon IV
since 2008
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.4M
+22.5%
Office building
$2.2M
+13.6%
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 Fort Worth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Worth 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
$905,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,935,000
Current use
RETAIL STORES
$2,375,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$2,200,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±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
$73 / 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
$79,854
Tax year 2023
Assessed value
$4,075,000
Assessed 2024
Previous assessed
$3,529,050
+15.5% YoY
Effective rate
1.96%
On assessed value
Assessed land
$957,780
Assessed improvement
$3,117,220
Land market value
$957,780
Improvement market value
$3,117,220
Total market value
$4,075,000
Applied tax rate
223.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2009
Heating
NONE
Stories
2
Total area
20,166 SF
Lot
0.73 ac (31,925 SF)
APN
21630-23-3R
UPID
US83-2804674
Jurisdiction
TARRANT
Metro division
FORT WORTH-ARLINGTON, 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
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.9M
RETAIL STORES
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.2M
MEDICAL BUILDING Current
RETAIL STORES
OFFICE BUILDING
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
2009
Heating
NONE
Stories
2
Lot
0.73 ac
Current owner
From public records · entity-resolved
Guy P Witherspoon IV
Individual
Mailing address
321 S HENDERSON ST, FORT WORTH, TX 76104-1016
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 27, 2016
—
Pes Management LLC
—
Trustees Deed
related
$1,151,000 · Jp Morgan Chase Bk
Aug 22, 2016
—
Pes Management LLC
—
Deed
related
$768,000 · Jpmorgan Chase Bank NA
May 16, 2016
—
Pes Management LLC
—
Deed
related
$2,321,223 · Jpmorgan Chase Bank NA
Jun 23, 2008
—
Guy P Witherspoon IV
Witherspoon,guy P III
Quit Claim Deed
$281,250 · Legacytexas Bank
—
—
Pes Management LLC
—
Deed Of Trust
related
$306,000 · Frost Bank
—
—
Pes Management LLC
—
Deed Of Trust
related
$214,000 · Frost National Bank
—
—
Pes Management LLC
—
Loan Modification
related
$300,000 · Frost Bk
—
—
Pes Management LLC
—
Loan Modification
related
$195,819 · Frost Bk
—
—
Pes Management LLC
—
Deed Of Trust
related
$2,300,000 · Frost National Bank
—
—
Pes Management LLC
—
Deed Of Trust
related
$2,036,494 · Legacytexas Bank
—
—
Pes Management LLC
—
Deed Of Trust
related
$2,669,310 · Legacytexas Bank
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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