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Property profile & analytics
OFF-MARKET
Estimated value
$2,530,000
Commercial real estate
3926 Fm 455th W Sanger, TX 76266-3065
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US83-1648446
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2001
Total area
12,519 SF
Lot
23.55 ac (1,025,838 SF)
APN
R59905
UPID
US83-1648446
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
by Request
CAP Approach
CAP
$2.60M
Comparable Approach
Comparable
$2.46M
Blend (final)
Blend
$2.53M
Owner & transaction history
Van Lian Ham Amos · 1 yrs held
Van Lian Ham Amos
since 2024
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+70.6%
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 Sanger submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanger 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,815,000
6.5%
$2,600,000
7%
$2,415,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,570,000
Current use
OFFICE BUILDING
$2,680,000
Change: +71% · Conversion: Easy
Blend value · Realmo final
$2.53M
Range $2.28M – $2.78M · ±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
$202 / 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
$45,855
Tax year 2023
Assessed value
$3,454,990
Assessed 2024
Previous assessed
$3,262,962
+5.9% YoY
Effective rate
1.33%
On assessed value
Assessed land
$966,004
Assessed improvement
$2,488,986
Land market value
$966,004
Improvement market value
$2,488,986
Total market value
$3,454,990
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2001
Heating
CENTRAL
Cooling
CENTRAL
Buildings
7
Stories
1
Total area
12,519 SF
Lot
23.55 ac (1,025,838 SF)
APN
R59905
UPID
US83-1648446
Jurisdiction
DENTON
Metro division
DALLAS-PLANO-IRVING, 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
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL) Current
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
2001
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
7
Lot
23.55 ac
Current owner
From public records · entity-resolved
Van Lian Ham Amos
Individual
Mailing address
1504 SWAN LK DR STE #100, LEWISVILLE, TX 75077-2439
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2024
—
Van Lian Ham Amos
Michael Jurado
Venders Lien
—
Aug 28, 2020
—
Wagon Mater Rv Holdings LLC
A Kindred Life INC
Grant Deed
$4,192,000 · Sanger Bk
Apr 28, 2011
—
A Kindred Life INC
Watson,james V & Darlene
Warranty Deed
$300,000 · Sanger Bank
Nov 30, 2007
—
James V Watson SR.
Xsi Properties INC
Grant Deed
$150,000 · Sanger Bank
Dec 30, 2005
—
James V Watson JR.
Xsi Properties INC
Warranty Deed
—
Jul 6, 2005
$550,000
Xsi Properties INC
Stahl,konroe
Warranty Deed
—
Apr 7, 2004
—
Konroe Stahl
Stahl,richard J
Quit Claim Deed
related
$400,000 · Farmers & Merchants State Bank
—
—
James V Watson SR.
—
Deed Of Trust
related
$150,000 · Sanger Bank
—
—
A Kindred Life INC
—
Deed Of Trust
related
$84,000 · Sanger Bank
—
—
A Kindred Life INC
—
Deed Of Trust
related
$416,202 · Sanger Bk
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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