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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Retail space
3360 Belt Line Rd Farmers Branch, TX 75234-2305
Individually Owned
19-yr Hold
~
Est. High Equity
Property ID
US82-0297782
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2008
Construction
TILT-UP CONCRETE
Total area
6,000 SF
Lot
1.09 ac (47,263 SF)
Zoning code
Z123
APN
24079540010010000
UPID
US82-0297782
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$525k
Blend (final)
Blend
$515k
Owner & transaction history
Neil Felder · 19 yrs held
Neil Felder
since 2007
4 recorded transactions
Zoning & alternative use
Z123 · Farmers Branch, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Auto repair, garage
$700,000
+92.5%
Office building
$475,000
+31.2%
Commercial (general)
$415,000
+14.0%
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
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$365,000
Current use
AUTO REPAIR, GARAGE
$700,000
Change: +93% · Conversion: Difficult
OFFICE BUILDING
$475,000
Change: +31% · Conversion: Easy
COMMERCIAL (GENERAL)
$415,000
Change: +14% · Conversion: Easy
MEDICAL BUILDING
$405,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$86 / 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
$33,566
Tax year 2023
Assessed value
$1,600,000
Assessed 2023
Previous assessed
$1,600,000
+0.0% YoY
Effective rate
2.10%
On assessed value
Assessed land
$330,720
Assessed improvement
$1,269,280
Land market value
$330,720
Improvement market value
$1,269,280
Total market value
$1,600,000
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
2008
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
6,000 SF
Lot
1.09 ac (47,263 SF)
Zoning code
Z123
APN
24079540010010000
UPID
US82-0297782
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z123 · Farmers Branch, TXZoning Z123 · permitted uses
Z123 · Farmers Branch, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$365,000
AUTO REPAIR, GARAGE
Est. value
$700,000
OFFICE BUILDING
Est. value
$475,000
COMMERCIAL (GENERAL)
Est. value
$415,000
MEDICAL BUILDING
Est. value
$405,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL 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
2008
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
1.09 ac
Current owner
From public records · entity-resolved
Neil Felder
Individual
Mailing address
PO BOX 543033, DALLAS, TX 75354-3033
Ownership since
2007
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
Sep 6, 2016
—
Neil E Felder
—
Deed
related
$1,500,000 · Wells Fargo Bank NA
Feb 15, 2007
—
Neil Felder
Moody,mary P
Warranty Deed
$360,000 · United Texas Bank
—
—
Neil Felder
—
Deed Of Trust
related
$1,010,000 · United Texas Bank
—
—
Neil Felder
—
Deed Of Trust
related
$1,605,758 · United Texas 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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