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Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Office buildings
4040 Legacy Dr Frisco, TX 75034-6747
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US82-2651761
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
18,634 SF
Lot
1.26 ac (54,886 SF)
APN
R-4248-00A-002R-1
UPID
US82-2651761
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
-
Contour Med Spa Spa & Massage Center Alternative Medicine Practice
-
BestNest Pediatrics Pediatrician Medical Clinic
-
Laurie Hingle Pediatrician Medical Clinic
-
Lashed Up By Kyra Hair Salon
-
Sarah Vaught Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$759k
Blend (final)
Blend
$705k
Owner & transaction history
Benham Adam · 5 yrs held
Benham Adam
since 2020
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Frisco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frisco 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
$655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$780,000
Current use
Blend value · Realmo final
$705k
Range $635k – $776k · ±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
$38 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$90,567
Tax year 2022
Assessed value
$4,824,271
Assessed 2023
Previous assessed
$4,783,920
+0.8% YoY
Effective rate
1.88%
On assessed value
Assessed land
$905,612
Assessed improvement
$3,918,659
Land market value
$905,612
Improvement market value
$3,918,659
Total market value
$4,824,271
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2007
Heating
NONE
Stories
1
Total area
18,634 SF
Lot
1.26 ac (54,886 SF)
APN
R-4248-00A-002R-1
UPID
US82-2651761
Jurisdiction
COLLIN
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
OFFICE BUILDING Current
Est. value
$780,000
OFFICE BUILDING Current
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
2007
Heating
NONE
Stories
1
Lot
1.26 ac
Current owner
From public records · entity-resolved
Benham Adam
Individual
Mailing address
15250 PRESTONWOOD BLVD APT #441, DALLAS, TX 75248-4892
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2020
—
Benham Adam
Laura Benham
Quitclaim Deed
related
$1,046,541 · Laura Benham
Jun 28, 2019
—
Nick Johnson Tennis INC
Kick Service Ltd
Warranty Deed
related
$1,400,000 · Independent Bk
Nov 11, 2016
—
Lrsc Property Ltd
Welwood Properties LP
Grant Deed
related
—
Feb 4, 2015
—
Nancy Welwood
Barwel Partners Ltd
Warranty Deed
related
—
Aug 15, 2011
—
Barwel Partners Ltd
Welwood Properties LP
Grant Deed
related
—
Apr 21, 2009
—
Welwood Properties
—
Trustees Deed
related
$3,322,815 · Regions Bank
Dec 27, 2006
—
Welwood Properties
Barwel Partners Ltd
Grant Deed
related
—
—
—
Welwood Properties LP
—
Deed Of Trust
related
$2,925,000 · Standard Insurance Co
—
—
Welwood Properties
—
Deed Of Trust
related
$3,122,815 · Regions 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.
Try Rey
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