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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    859 John Carpenter Fwy Irving, TX 75039-2304

    • Turn key restaurants
    • 7,493 SF
    • 1.29 lot acres
    OFF-MARKET
    Value Estimations
    $640,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US83-3996399
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Delucca Gaucho Pizza & Wine Irving / Restaurant

    Property Details for 859 John Carpenter Fwy

    Year built
    2001
    Construction
    FRAME
    Lot size
    1.29 lot acres
    Property size
    7,493 SF
    Zone code
    Z323
    Property type
    Turn key restaurants
    APN
    322592500A05R0000
    APU
    322592500A05R0000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $450,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $827,000
      Market price range: $560k - $1.25M

    • Alternative Use

      Use
      Estimation
      RESTAURANT
      $970,000
      Current use
      COMMERCIAL (GENERAL)
      $1,010,000
      Change: +4% Conversion: Easy
      MEDICAL BUILDING
      $785,000
      Change: -19% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Irving
    County
    Dallas
    State
    Texas
    Longitude
    -96.9588
    Latitude
    32.8899
    CBSA code
    19100
    CBSA name
    DALLAS-FORT WORTH-ARLINGTON, TX METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $67,132
    $1,121,240
    $1,041,830
    $2,163,070
    -
    $1,121,240
    $1,041,830
    $2,163,070

    Comparable in this City

    • Value Estimation
      $545,000
      3,904 SF

      1100 John Carpenter Fwy

      RESTAURANT • 3,904 SF
      1100 John Carpenter Fwy, Irving, TX 75039-2518
      View Details
    • Value Estimation
      $1,060,000
      10,592 SF

      855 John Carpenter Fwy

      RESTAURANT • 10,592 SF
      855 John Carpenter Fwy, Irving, TX 75039-2304
      View Details
    • Value Estimation by Request
      3,300 SF

      215 Mandalay Canal

      RESTAURANT • 3,300 SF
      215 Mandalay Canal, Irving, TX 75039-5496
      View Details
    • Value Estimation
      $1,070,000
      14,884 SF

      907 John Carpenter Fwy

      RESTAURANT • 14,884 SF
      907 John Carpenter Fwy, Irving, TX 75039
      View Details
    • Value Estimation
      $575,000
      3,953 SF

      6501 Macarthur Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,953 SF
      6501 Macarthur Blvd, Irving, TX 75039-2461
      View Details
    • Value Estimation
      $560,000
      3,528 SF

      6781 Macarthur Blvd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,528 SF
      6781 Macarthur Blvd, Irving, TX 75039-2403
      View Details

    Similar Nearby for Sale

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      11,430 SF

      Fully Occupied Retail Center in Irving

      Multi-tenant retail center in Irving, Texas, 100% occupied.
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      Las Colinas Redevelopment Opportunity

      Value-add opportunity in desirable Las Colinas location.
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      159,478 SF

      Dallas Office Complex - Irving, TX

      159,478 SF Multi-Tenant Office Building
      350 Royal Ln, Irving, TX 75039
      View Details
    • $5,999,999
      6.01 Acres

      Las Colinas Freeway Corner Site

      6.01 acre hard-corner site in Las Colinas growth corridor.
      I-635 & Camino Lago, Irving, TX 75039
      View Details
    • $1,000,000
      2,200 SF

      Premium Office Space in Irving

      Class A office space in North Irving / Las Colinas.
      1173 W John Carpenter Fwy, Irving, TX 75039
      View Details
    • Contact for pricing
      43,790 SF

      Irving Office Building For Sale

      Two-story office building in Irving, Texas, totaling 43,790 square feet.
      4950 N O Connor Blvd, Irving, TX 75039
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      820 SF

      Mixed-Use Property in Las Colinas

      Mixed-use property with retail, office, and apartment spaces for lease.
      385 E Las Colinas Blvd, Irving, TX 75039
      View Details
    • Contact for pricing
      7,111 SF

      Las Colinas Mixed-Use Development

      Mixed-use development with retail, restaurants, and multifamily units.
      5240 N O Connor Blvd, Irving, TX 75039
      View Details
    • Contact for pricing
      2,062 SF

      Las Colinas Mixed-Use Development Retail

      Retail and restaurant spaces in a mixed-use Las Colinas development.
      5260 N O Connor Blvd, Irving, TX 75039
      View Details
    • Contact for pricing
      8,061 SF

      Las Colinas Restaurant Space Available

      Prime Irving location, 8,061 sq ft.
      5910 Macarthur Blvd, Irving, TX 75039
      View Details
    • Contact for pricing
      1,642 SF

      Las Colinas Mixed-Use Development Space

      Retail and restaurant space in a mixed-use development.
      5220 N O Connor Blvd, Irving, TX 75039
      View Details
    • Contact for pricing
      2,800 SF

      Retail Space on Royal Lane

      Retail spaces available in Irving, surrounded by apartments and offices.
      411 W Royal Ln, Irving, TX 75039
      View Details
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    859 John Carpenter Fwy
    Irving, TX 75039-2304
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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