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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Turn key restaurants
859 John Carpenter Fwy Irving, TX 75039-2304
Entity Owned
23-yr Hold
Free & Clear
Property ID
US83-3996399
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Construction
FRAME
Total area
7,493 SF
Lot
1.29 ac (56,062 SF)
Zoning code
Z323
APN
322592500A05R0000
UPID
US83-3996399
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
-
Delucca Gaucho Pizza & Wine Irving Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$450k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$828k
Blend (final)
Blend
$640k
Owner & transaction history
Realty Income Texas Properties · 23 yrs held
Realty Income Texas Properties
since 2003
3 recorded transactions
Zoning & alternative use
Z323 · Irving, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.0M
+4.2%
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 Irving submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irving 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
$450,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
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
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$85 / 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
$67,132
Tax year 2023
Assessed value
$2,163,070
Assessed 2023
Previous assessed
$2,163,070
+0.0% YoY
Effective rate
3.10%
On assessed value
Assessed land
$1,121,240
Assessed improvement
$1,041,830
Land market value
$1,121,240
Improvement market value
$1,041,830
Total market value
$2,163,070
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
7,493 SF
Lot
1.29 ac (56,062 SF)
Zoning code
Z323
APN
322592500A05R0000
UPID
US83-3996399
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z323 · Irving, TX
Zoning Z323 · permitted uses
Z323 · Irving, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Irving. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$970,000
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$785,000
RESTAURANT Current
COMMERCIAL (GENERAL)
MEDICAL 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
2001
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.29 ac
Current owner
From public records · entity-resolved
Realty Income Texas Properties
Entity
Free & Clear · 23 yrs held
Mailing address
11995 EL CAMINO REAL #1376, SAN DIEGO, CA 92130-2539
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2003
—
Realty Income Texas Properties
Keg Restaurants Us INC
Grant Deed
related
—
Apr 27, 2001
—
Keg Restaurants Us INC
Las Colinas Village Ltd
Grant Deed
related
—
—
—
Texas Keg Steakhouse & Bar INC
—
Deed Of Trust
related
$11,500,000 · General Electric Capital Corp
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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