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Property profile & analytics
OFF-MARKET
Estimated value
$8,595,000
Refrigerated & Cold Storage
401 Grv Rd Richardson, TX 75081-2782
Entity Owned
2-yr Hold
Free & Clear
Property ID
US82-0382301
Property profile
Verified
Property type
Refrigerated & Cold Storage
Use group
COLD STORAGE
Year built
1984
Construction
TILT-UP CONCRETE
Total area
142,279 SF
Lot
12.42 ac (541,015 SF)
Zoning code
Z109
APN
421965200009A0000
UPID
US82-0382301
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
-
Vertical Cold Storage Storage Facility Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.20M
Blend (final)
Blend
$8.60M
Owner & transaction history
Vcs Richardson Property I LLC · 2 yrs held
Vcs Richardson Property I LLC
since 2024
7 recorded transactions
Zoning & alternative use
Z109 · Richardson, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$10.3M
+56.7%
Neighborhood: shopping center
$8.3M
+26.2%
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 Richardson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richardson 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$6,540,000
Current use
RETAIL STORES
$10,250,000
Change: +57% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$8,255,000
Change: +26% · Conversion: Moderate
Blend value · Realmo final
$8.60M
Range $7.74M – $9.45M · ±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
$60 / 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
$260,918
Tax year 2023
Assessed value
$11,600,000
Assessed 2023
Previous assessed
$11,600,000
+0.0% YoY
Effective rate
2.25%
On assessed value
Assessed land
$3,246,090
Assessed improvement
$8,353,910
Land market value
$3,246,090
Improvement market value
$8,353,910
Total market value
$11,600,000
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
Refrigerated & Cold Storage
Use group
COLD STORAGE
Status
Off-Market
Year built
1984
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
CENTRAL
Buildings
3
Stories
1
Total area
142,279 SF
Lot
12.42 ac (541,015 SF)
Zoning code
Z109
APN
421965200009A0000
UPID
US82-0382301
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z109 · Richardson, TX
Zoning Z109 · permitted uses
Z109 · Richardson, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richardson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$6.5M
RETAIL STORES
Est. value
$10.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.3M
WAREHOUSE, STORAGE Current
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1984
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
3
Lot
12.42 ac
Current owner
From public records · entity-resolved
Vcs Richardson Property I LLC
Entity
Free & Clear · 2 yrs held
Mailing address
11415 HILLCREST RD STE #300, DALLAS, TX 75230-3103
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2024
—
Vcs Richardson Property I LLC
401 North Grove LP
Correction Deed
related
—
Mar 29, 2022
—
Vcs Acquisitions LLC
401 North Grove LP
Special Warranty Deed
$26,700,000 · Umb Bank NA
May 13, 2020
—
401 North Grove LP
—
Deed
related
$13,500,000 · Texas Bk
Aug 9, 2016
—
401 North Grove LP
—
Deed
related
$13,500,000 · Texas Bank And Trust Co
Sep 3, 2014
—
401 North Grove LP
—
Loan Modification
related
$4,545,644 · Legacy Bk/tx
Aug 29, 2014
—
401 North Grove LP
—
Trustees Deed
related
$9,163,611 · Legacy Bk/tx
Jul 9, 2004
—
401 North Grove
Dallas Cold Storage Holdings I
Grant Deed
related
—
—
—
401 North Grove LP
—
Deed Of Trust
related
$5,680,897 · Legacy Bk/tx
—
—
401 North Grove LP
—
Deed Of Trust
related
$425,000 · Legacy Bk/tx
—
—
401 North Grove
—
Deed Of Trust
related
$300,000 · Comerica Bk/detroit
—
—
401 North Grove LP
—
Loan Modification
related
$13,500,000 · Texas Bk
—
—
401 North Grove
—
Deed Of Trust
related
$3,200,000 · Comerica Bk/detroit
—
—
401 North Grove
—
Deed Of Trust
related
$6,625,000 · Comerica Bk/detroit
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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