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Property profile & analytics
OFF-MARKET
Estimated value
$1,025,000
Apartment buildings
4299 Pleasant Run Rd Irving, TX 75038-5300
Entity Owned
2-yr Hold
Property ID
US82-4324463
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
FRAME
Total area
278,600 SF
Lot
16.92 ac (736,905 SF)
Zoning code
Z176
APN
325420000A0010000
UPID
US82-4324463
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
-
Warren Properties Real Estate Agency
-
The Stella Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.03M
Owner & transaction history
Lion Surround LLC · 2 yrs held
Lion Surround LLC
since 2023
7 recorded transactions
Zoning & alternative use
Z176 · Irving, TX
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 Irving submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irving 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
APARTMENT HOUSE (5+ UNITS)
$1,520,000
Current use
Blend value · Realmo final
$1.03M
Range $923k – $1.13M · ±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
$4 / 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
$784,968
Tax year 2023
Assessed value
$36,300,000
Assessed 2023
Previous assessed
$36,300,000
+0.0% YoY
Effective rate
2.16%
On assessed value
Assessed land
$2,210,740
Assessed improvement
$34,089,260
Land market value
$2,210,740
Improvement market value
$34,089,260
Total market value
$36,300,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
354
Total area
278,600 SF
Lot
16.92 ac (736,905 SF)
Zoning code
Z176
APN
325420000A0010000
UPID
US82-4324463
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z176 · Irving, TX
Zoning Z176 · permitted uses
Z176 · Irving, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Irving. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.5M
APARTMENT HOUSE (5+ UNITS) 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
1974
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
354
Lot
16.92 ac
Current owner
From public records · entity-resolved
Lion Surround LLC
Entity
Mailing address
3811 TURTLE CRK BLVD STE #1010, DALLAS, TX 75219-4534
Ownership since
2023
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
Jul 26, 2023
—
Lion Surround LLC
Residence At Surround Apartments Ll
Special Warranty Deed
$26,854,000 · Northmarq Capital Finance LLC
Sep 14, 2021
—
Residence At Surround Apartments Ll
Raven Surround LLC
Venders Lien
$32,665,100 · Ows Bca Funding LLC
Feb 25, 2019
—
Raven Surround LLC
Presidium Vineyard Invtrs LLC
Grant Deed
$25,530,000 · Northmarq Cap Fin
Sep 17, 2014
—
Presidium Vineyards Invtrs LLC
Warren-vineyard Apts LP
Grant Deed
$14,000,000 · Greystone Svcg
May 17, 2013
—
Preston Villages Developers LP
—
Deed Of Trust
related
$4,000,000 · Legacytexas Bank
Dec 4, 2012
—
Preston Villages Developers LP
Rowlett 47 Ltd
Grant Deed
related
—
—
—
Warren-vineyard Apartments LP
—
Deed Of Trust
related
$5,740,000 · Warren Props INC
—
—
Presidium Vineyards Invtrs LLC
—
Deed Of Trust
related
$18,200,000 · Acre Cap
—
—
Preston Villages Developers LP
—
Deed Of Trust
related
$4,000,000 · Highland Homes Ltd
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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