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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Specialty properties
4631 Citylake W Blvd Fort Worth, TX 76132-3635
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-2110863
Property profile
Verified
Property type
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Year built
2015
Total area
15,387 SF
Lot
2.16 ac (94,307 SF)
APN
7348H-2-3R8
UPID
US82-2110863
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
-
Veterinary Specialists of North Texas (Fort Worth) Veterinary Clinic
-
Veterinary Specialists of North Texas Veterinary Clinic
-
Fort Worth Animal Emergency Hospital Veterinary Clinic
-
Cityview animal hospital Veterinary Clinic
-
Lake Costco Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$975k
Owner & transaction history
West Dvsc Realty LLC · 12 yrs held
West Dvsc Realty LLC
since 2014
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.3M
+4.6%
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 Fort Worth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Worth 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
VETERINARY, ANIMAL HOSPITAL
$1,200,000
Current use
RESTAURANT
$1,255,000
Change: +5% · Conversion: Difficult
MEDICAL BUILDING
$1,065,000
Change: -11% · Conversion: Difficult
OFFICE BUILDING
$995,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±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
$63 / 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
$87,500
Tax year 2023
Assessed value
$3,257,000
Assessed 2024
Previous assessed
$3,560,000
-8.5% YoY
Effective rate
2.69%
On assessed value
Assessed land
$660,072
Assessed improvement
$2,596,928
Land market value
$660,072
Improvement market value
$2,596,928
Total market value
$3,257,000
Applied tax rate
223.0000
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
Specialty properties
Use group
VETERINARY, ANIMAL HOSPITAL
Status
Off-Market
Year built
2015
Heating
NONE
Stories
1
Total area
15,387 SF
Lot
2.16 ac (94,307 SF)
APN
7348H-2-3R8
UPID
US82-2110863
Jurisdiction
TARRANT
Metro division
FORT WORTH-ARLINGTON, 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
VETERINARY, ANIMAL HOSPITAL Current
Est. value
$1.2M
RESTAURANT
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING
Est. value
$995,000
VETERINARY, ANIMAL HOSPITAL Current
RESTAURANT
MEDICAL BUILDING
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
2015
Heating
NONE
Stories
1
Lot
2.16 ac
Current owner
From public records · entity-resolved
West Dvsc Realty LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1201 N RIVERFRONT BLVD STE #100, DALLAS, TX 75207-4016
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2014
—
West Dvsc Realty LLC
Pensco Trust Co
Correction Deed
related
—
Dec 20, 2012
—
West Dvsc Real Estate LLC
Pensco Trust Co
Venders Lien
$560,000 · Jpmorgan Chase Bank NA
Jan 2, 2009
—
Randall Smith
Connell Red Oak Ltd
Grant Deed
—
—
—
West Dvsc Realty LLC
—
Loan Modification
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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