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Property profile & analytics
OFF-MARKET
Estimated value
$27,665,000
Distribution centers
4117 Pinnacle Pt Dr, Dallas, TX 75211-1571
Individually Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-2404582
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2005
Construction
TILT-UP CONCRETE
Total area
550,000 SF
Lot
29.88 ac (1,301,573 SF)
Zoning code
Z239
APN
007212000K0020000
UPID
US82-2404582
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
-
Air Vent Dock Warehouse & Storage
-
Temp-Vent Corporation Garden Center
-
U.S. Sunlight Corp Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$23.08M
Blend (final)
Blend
$27.67M
Owner & transaction history
Ronald Waters · 20 yrs held
Ronald Waters
since 2006
6 recorded transactions
Zoning & alternative use
Z239 · Dallas, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$37.3M
+63.6%
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 Dallas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Dallas 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
$22,815,000
Current use
MEDICAL BUILDING
$37,310,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$27.67M
Range $24.90M – $30.43M · ±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
$50 / 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
$769,460
Tax year 2023
Assessed value
$33,530,870
Assessed 2023
Previous assessed
$33,530,870
+0.0% YoY
Effective rate
2.29%
On assessed value
Assessed land
$3,579,330
Assessed improvement
$29,951,540
Land market value
$3,579,330
Improvement market value
$29,951,540
Total market value
$33,530,870
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2005
Construction
TILT-UP CONCRETE
Heating
PARTIAL
Cooling
PARTIAL
Stories
1
Total area
550,000 SF
Lot
29.88 ac (1,301,573 SF)
Zoning code
Z239
APN
007212000K0020000
UPID
US82-2404582
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z239 · Dallas, TX
Zoning Z239 · permitted uses
Z239 · Dallas, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Dallas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$22.8M
MEDICAL BUILDING
Est. value
$37.3M
WAREHOUSE, STORAGE Current
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
2005
Construction
TILT-UP CONCRETE
Heating
PARTIAL
Cooling
Yes
Stories
1
Lot
29.88 ac
Current owner
From public records · entity-resolved
Ronald Waters
Individual
Free & Clear · 20 yrs held
Mailing address
1800 WAZEE ST, DENVER, CO 80202-1577
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2019
—
Neiman Marcus Group LLC
—
Deed
related
—
Mar 28, 2006
—
Ronald Waters
Pinnacle West Land
Grant Deed
related
—
Nov 9, 2005
—
Sylva Family Properties
Pinnacle West Land
Grant Deed
related
—
—
—
Dct 4117 Pinnacle II LLC
—
Deed Of Trust
related
$70,000,000 · Jackson National Life Ins Co
—
—
Neiman Marcus Group LLC
—
Deed Of Trust
related
—
—
—
Pinnacle 2 Cde
—
Deed Of Trust
related
$18,400,000 · Guaranty 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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