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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Strip malls
501 Alta Mere Dr Fort Worth, TX 76114-4013
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US82-5320744
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2015
Total area
10,320 SF
Lot
1.13 ac (49,223 SF)
APN
46255M-3-3R1
UPID
US82-5320744
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
-
CBD Plus USA (Bike/Boat/Book/etc) Store
-
Stanton Optical Physician
-
Sport Clips Haircuts of Fort Worth - Westover Village Hair Salon
-
Firehouse Subs Alta Mere Take-out & Catering
-
CBD Pros USA (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$610k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$793k
Blend (final)
Blend
$700k
Owner & transaction history
Greenwood Vineyards LLC · 6 yrs held
Greenwood Vineyards LLC
since 2019
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+89.5%
Medical building
$905,000
+57.6%
Warehouse, storage
$600,000
+4.7%
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
$610,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$575,000
Current use
RETAIL STORES
$1,090,000
Change: +89% · Conversion: Easy
MEDICAL BUILDING
$905,000
Change: +58% · Conversion: Difficult
WAREHOUSE, STORAGE
$600,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±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
$68 / 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
$82,772
Tax year 2023
Assessed value
$4,000,000
Assessed 2024
Previous assessed
$3,658,000
+9.3% YoY
Effective rate
2.07%
On assessed value
Assessed land
$984,460
Assessed improvement
$3,015,540
Land market value
$984,460
Improvement market value
$3,015,540
Total market value
$4,000,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2015
Heating
NONE
Stories
1
Total area
10,320 SF
Lot
1.13 ac (49,223 SF)
APN
46255M-3-3R1
UPID
US82-5320744
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$575,000
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$905,000
WAREHOUSE, STORAGE
Est. value
$600,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1.13 ac
Current owner
From public records · entity-resolved
Greenwood Vineyards LLC
Entity
Free & Clear · 6 yrs held
Mailing address
301 COMMERCE ST STE #2400, FORT WORTH, TX 76102-4124
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Oct 23, 2019
—
Greenwood Vineyards LLC
Turner Westover Village LLC
Grant Deed
—
Jun 13, 2018
—
Turner Westover Village LLC
Arrowrock Westover Village LP
Trustees Deed
$13,760,000 · First Guaranty Bk
Dec 4, 2014
—
Arrowrock Westover Village LP
—
Grant Deed
related
$9,200,000 · Reliance Bk
—
—
Arrowrock Westover Village LP
—
Loan Modification
related
$4,650,000 · Wells Fargo 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.
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