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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Medical Office Space
3501 Macarthur Blvd 450 Irving, TX 75062-3651
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US82-1562742
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1968
Construction
TILT-UP CONCRETE
Total area
5,424 SF
Lot
8.14 ac (354,621 SF)
Zoning code
Z198
APN
32C12910040045000
UPID
US82-1562742
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
-
Hospital Hospital
-
G P Health Clinic Medical Clinic
-
Las Colinas ObGyn Physician
-
MacArthur Pediatrics Medical Clinic
-
UT Southwestern Medical Group at Irving - Maternal-Fetal Medicine Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$654k
Blend (final)
Blend
$575k
Owner & transaction history
Sg Medical 7 Holdings LLC · 9 yrs held
Sg Medical 7 Holdings LLC
since 2017
7 recorded transactions
Zoning & alternative use
Z198 · Irving, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$865,000
+61.6%
Restaurant
$730,000
+36.3%
Auto repair, garage
$545,000
+1.4%
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 Irving submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irving 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
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$535,000
Current use
COMMERCIAL (GENERAL)
$865,000
Change: +62% · Conversion: Easy
RESTAURANT
$730,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$545,000
Change: +1% · 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
$106 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$27,915
Tax year 2024
Assessed value
$1,290,910
Assessed 2024
Previous assessed
$1,189,000
+8.6% YoY
Effective rate
2.16%
On assessed value
Assessed land
$154,620
Assessed improvement
$1,136,290
Land market value
$154,620
Improvement market value
$1,136,290
Total market value
$1,290,910
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
1968
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
5,424 SF
Lot
8.14 ac (354,621 SF)
Zoning code
Z198
APN
32C12910040045000
UPID
US82-1562742
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z198 · Irving, TX
Zoning Z198 · permitted uses
Z198 · Irving, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Irving. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$535,000
COMMERCIAL (GENERAL)
Est. value
$865,000
RESTAURANT
Est. value
$730,000
AUTO REPAIR, GARAGE
Est. value
$545,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
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
1968
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
8.14 ac
Current owner
From public records · entity-resolved
Sg Medical 7 Holdings LLC
Entity
Mailing address
1760 PEACHTREE ST NW #100, ATLANTA, GA 30309-2335
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2017
—
Sg Medical 7 Holdings LLC
Macarthur Obgyn LLP
Trustees Deed
related
$6,440,000 · Capital One NA
Nov 4, 2010
—
Macarthur Obgyn LLP
Southwest Securities Fsb
Grant Deed
$1,587,160 · Bank Of America
Jan 11, 2010
$2,737,000
Southwest Securities Fsb
Guerra Meg M
Trustees Deed
related
—
Apr 17, 2009
—
Prg Healthstate Irving Mob
—
Grant Deed
related
$4,713,000 · Southwest Securities Bank
Jan 11, 2008
—
Prg Healthstate Irving Mob
Cse Macarthur Holdings LLC
Grant Deed
$4,713,000 · Southwest Securities Bank
Dec 4, 2007
$3,500,000
Cse Macarthur Holdings LLC
Christofferson,peter D
Trustees Deed
related
—
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
related
$1,308,205 · Bank Of America
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
related
$3,569,703 · Frost Bk
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
related
$600,000 · Frost Bk
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
related
$2,176,051 · Bank Of America
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
related
—
—
—
Macarthur Obgyn LLP
—
Deed Of Trust
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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