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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Turn key restaurants
3855 Belt Line Rd, Addison, TX 75001-4304
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US83-3883265
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1995
Construction
FRAME
Total area
8,932 SF
Lot
1.93 ac (83,853 SF)
Zoning code
Z236
APN
100021000300B0000
UPID
US83-3883265
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
-
Comedy Guys Defensive Driving #024 Training Center Vocational School
-
The Grand Finale Banquet Center Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$628k
Blend (final)
Blend
$555k
Owner & transaction history
Fess Dfw Holdings LLC · 4 yrs held
Fess Dfw Holdings LLC
since 2022
7 recorded transactions
Zoning & alternative use
Z236 · Addison, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$865,000
+25.2%
Medical building
$800,000
+15.4%
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 Addison submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Addison 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$690,000
Current use
RETAIL STORES
$865,000
Change: +25% · Conversion: Easy
MEDICAL BUILDING
$800,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$62 / 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
$43,378
Tax year 2023
Assessed value
$2,000,000
Assessed 2023
Previous assessed
$2,000,000
+0.0% YoY
Effective rate
2.17%
On assessed value
Assessed land
$838,550
Assessed improvement
$1,161,450
Land market value
$838,550
Improvement market value
$1,161,450
Total market value
$2,000,000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
8,932 SF
Lot
1.93 ac (83,853 SF)
Zoning code
Z236
APN
100021000300B0000
UPID
US83-3883265
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z236 · Addison, TX
Zoning Z236 · permitted uses
Z236 · Addison, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Addison. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$690,000
RETAIL STORES
Est. value
$865,000
MEDICAL BUILDING
Est. value
$800,000
RESTAURANT Current
RETAIL STORES
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
1995
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.93 ac
Current owner
From public records · entity-resolved
Fess Dfw Holdings LLC
Entity
Mailing address
12000 WESTHEIMER RD STE #103, HOUSTON, TX 77077-6668
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 21, 2025
—
Fess Dfw Holdings LLC
—
Deed
related
$3,000,000 · American First National Bank
Mar 21, 2022
—
Fess Dfw Holdings LLC
Joe M Ramirez SR.
Deed
$1,500,000 · American First National Bank
Oct 5, 2020
—
Los Lupes Ents INC
—
Deed
related
$1,035,000 · Simmons Bk
Sep 28, 2007
—
Ramirez,joe M SR
Landrys Crab Shack INC
Grant Deed
$993,500 · Mainstreet Lndr Conventional
—
—
Joe M Ramirez SR.
—
Deed Of Trust
related
$39,420 · Property Tax Solutions
—
—
Joe M Ramirez SR.
—
Deed Of Trust
related
$819,000 · Certified Dev Corp Sw
—
—
Landrys Crab Shack INC
—
Deed Of Trust
related
—
—
—
Los Lupes Ents INC
—
Deed Of Trust
related
$1,035,000 · Simmons Bk
—
—
Joe M Ramirez SR.
—
Deed Of Trust
related
$80,300 · Property Tax Solutions
—
—
Joe M Ramirez SR.
—
Deed Of Trust
related
$116,071 · Property Tax Solutions
—
—
Joe M Ramirez SR.
—
Deed Of Trust
related
$38,867 · Property Tax Solutions
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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