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Property profile & analytics
OFF-MARKET
Estimated value
$540,000
Office buildings
7940 Custer Rd Plano, TX 75025-3179
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US82-9492104
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2014
Total area
8,651 SF
Lot
1.72 ac (75,054 SF)
Zoning code
R
APN
R-5107-00A-0060-1
UPID
US82-9492104
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
-
Prestige ER Plano Emergency Room Hospital
-
E M C Plano Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
$555k
Blend (final)
Blend
$540k
Owner & transaction history
Hs INC · 1 yrs held
Hs INC
since 2025
7 recorded transactions
Zoning & alternative use
R · Plano, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R district is primarily intended to provide areas for neighborhood, local and regional shopping facilities for the retail sales of goods and services including convenience stores, shopping centers and regional malls but not including wholesaling or warehousing.
Zone name
Retail
General category
COMMERCIAL
Zone area
1,734.98 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$635,000
+81.7%
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 Plano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Plano 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
$600,000
CAP Approach
CAP Return
Estimation
6%
$510,000
6.5%
$470,000
7%
$440,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$350,000
Current use
COMMERCIAL (GENERAL)
$635,000
Change: +82% · Conversion: Easy
Blend value · Realmo final
$540k
Range $486k – $594k · ±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
$62 / 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
$77,062
Tax year 2022
Assessed value
$3,840,000
Assessed 2023
Previous assessed
$4,032,500
-4.8% YoY
Effective rate
2.01%
On assessed value
Assessed land
$1,576,131
Assessed improvement
$2,263,869
Land market value
$1,576,131
Improvement market value
$2,263,869
Total market value
$3,840,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2014
Heating
NONE
Stories
1
Total area
8,651 SF
Lot
1.72 ac (75,054 SF)
Zoning code
R
APN
R-5107-00A-0060-1
UPID
US82-9492104
Jurisdiction
COLLIN
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
R · Plano, TXZoning R · permitted uses
R · Plano, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R district is primarily intended to provide areas for neighborhood, local and regional shopping facilities for the retail sales of goods and services including convenience stores, shopping centers and regional malls but not including wholesaling or warehousing.
Zone name
Retail
General category
COMMERCIAL
Zone area
1,734.98 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$350,000
COMMERCIAL (GENERAL)
Est. value
$635,000
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
2014
Heating
NONE
Stories
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Hs INC
Entity
Mailing address
7940 CUSTER RD, PLANO, TX 75025-3179
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2025
—
Hs INC
Tfsed Plano LLC
Deed
—
Jan 20, 2021
—
Tfsed Plano LLC
—
Deed
related
$1,350,000 · Comerica Bank
Sep 28, 2020
—
Tfsed Plano LLC
—
Deed
related
$2,250,000 · Comerica Bk
Oct 4, 2018
—
Mcb Terra LLC
Kayasa Family Ltd
Grant Deed
related
—
Aug 31, 2015
—
Tfsed Plano LLC
Plano Real Estate LLC
Quit Claim Deed
related
—
Jul 31, 2015
—
Tfsed Plano LLC
Plano Real Estate LLC
Quit Claim Deed
related
$2,565,750 · Wallis St Bk
—
—
Tfsed Plano LLC
—
Deed Of Trust
related
$1,584,000 · North Tx Certified Dev
—
—
Tfsed Plano LLC
—
Deed Of Trust
related
$2,565,750 · Wallis St Bk
—
—
Tfsed Plano LLC
—
Deed Of Trust
related
$1,539,450 · Wallis St Bk
—
—
Tfsed Plano LLC
—
Deed Of Trust
related
$2,250,000 · Comerica Bk
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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