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Property profile & analytics
OFF-MARKET
Estimated value
$660,000
Office buildings
690 Watters Rd Allen, TX 75013-5008
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US82-4796893
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2018
Total area
8,573 SF
Lot
1.09 ac (47,698 SF)
Zoning code
O-OFFICE
APN
R-9346-00A-0060-1
UPID
US82-4796893
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
-
allenEYE.com Physician
-
Allen Eye Associates: Wimbish John OD Physician
-
Dr. Jay Lollar Physician
-
Dr. Montgomery Vickers Physician
-
Dale Lollar Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$620k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$702k
Blend (final)
Blend
$660k
Owner & transaction history
Allen Eye Land Holdings LLC · 13 yrs held
Allen Eye Land Holdings LLC
since 2013
4 recorded transactions
Zoning & alternative use
O-OFFICE · Allen, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$910,000
+79.5%
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 Allen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allen 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
$620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$505,000
Current use
COMMERCIAL (GENERAL)
$910,000
Change: +80% · Conversion: Easy
Blend value · Realmo final
$660k
Range $594k – $726k · ±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
$77 / 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
$47,730
Tax year 2022
Assessed value
$2,467,471
Assessed 2023
Previous assessed
$2,404,213
+2.6% YoY
Effective rate
1.93%
On assessed value
Assessed land
$667,775
Assessed improvement
$1,799,696
Land market value
$667,775
Improvement market value
$1,799,696
Total market value
$2,467,471
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
2018
Heating
NONE
Stories
1
Total area
8,573 SF
Lot
1.09 ac (47,698 SF)
Zoning code
O-OFFICE
APN
R-9346-00A-0060-1
UPID
US82-4796893
Jurisdiction
COLLIN
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
O-OFFICE · Allen, TX
Zoning O-OFFICE · permitted uses
O-OFFICE · Allen, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Allen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$910,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2018
Heating
NONE
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
Allen Eye Land Holdings LLC
Entity
Mailing address
690 S WATTERS RD, ALLEN, TX 75013-5008
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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
Jul 10, 2019
—
Allen Eye Land Holdings LLC
—
Trustees Deed
related
$264,500 · Frost Bk
Apr 24, 2018
—
Allen Eye Land Holdings LLC
—
Trustees Deed
related
$2,260,000 · Frost Bk
Mar 5, 2013
—
Allen Eye Land Holdings LLC
Heller Woods Dev Corp
Grant Deed
related
$423,750 · Garland Financial Center
Jan 23, 2007
—
Heller Woods Dev Corp
Woods At Watters
Quit Claim Deed
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.
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