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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Apartment buildings
915 Waterview Dr Richardson, TX 75080-6781
Entity Owned
4-yr Hold
Property ID
US82-9943022
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1961
Construction
FRAME
Total area
67,460 SF
Lot
4.88 ac (212,442 SF)
Zoning code
Z31
APN
42432150000010000
UPID
US82-9943022
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$874k
Blend (final)
Blend
$930k
Owner & transaction history
Livbrook Wexler Holding Company LLC · 4 yrs held
Livbrook Wexler Holding Company LLC
since 2022
5 recorded transactions
Zoning & alternative use
Z31 · Richardson, TX
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Richardson submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richardson 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
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,195,000
Current use
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±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
$14 / 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
$150,590
Tax year 2023
Assessed value
$6,695,000
Assessed 2023
Previous assessed
$6,695,000
+0.0% YoY
Effective rate
2.25%
On assessed value
Assessed land
$849,770
Assessed improvement
$5,845,230
Land market value
$849,770
Improvement market value
$5,845,230
Total market value
$6,695,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1961
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
81
Total area
67,460 SF
Lot
4.88 ac (212,442 SF)
Zoning code
Z31
APN
42432150000010000
UPID
US82-9943022
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z31 · Richardson, TX
Zoning Z31 · permitted uses
Z31 · Richardson, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richardson. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
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
1961
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
81
Lot
4.88 ac
Current owner
From public records · entity-resolved
Livbrook Wexler Holding Company LLC
Entity
Mailing address
PO BOX 8266, RENO, NV 89507-8266
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2022
—
Livbrook Wexler Holding Company LLC
Lafayette Square Apartments LLC
Special Warranty Deed
$8,250,000 · Civic Financial Services LLC
Jan 27, 2017
—
Lafayette Sq Apartments LLC
925 Waterview LLC
Grant Deed
$4,080,000 · Sabal Capital II LLC Sabal Capital II LLC
Nov 18, 2015
—
925 Waterview LLC
Henley Hudson
Warranty Deed
—
Jan 21, 2005
—
Hak Heng Ltd
Credit Suisse First Boston Mtg
Grant Deed
$1,323,000 · Lasalle National Bank
Oct 19, 1999
—
Tessa Ltd
Brown,joyce E
Grant Deed
$1,464,000 · Merrill Lynch Credit 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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