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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Day care centers
9930 Vly Rnch W Pkwy Irving, TX 75063-4680
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US82-4256352
Property summary
AI-generated overview
This exceptional investment opportunity presents a 10,178 square foot freestanding retail building currently occupied by Guidepost Montessori, the world's largest Montessori school operator. Located at 9930 Valley Ranch Pkwy W in Irving, Texas (Dallas County, zip code 75063), this property sits on a 1.21-acre lot and boasts a 20-year corporate net lease with a robust 7.30% cap rate and a strong NOI of $478,584. The lease includes annual rent bumps of 2%, ensuring consistent income growth. The building underwent renovations in 2022. Situated within the thriving Valley Ranch master-planned community in the Dallas-Fort Worth MSA, this property benefits from a high-income demographic, with an average household income exceeding $133,217 within a 3-mile radius. The lease structure provides four, 5-year options, offering long-term stability and potential for future appreciation. The Dallas-Fort Worth MSA's strong economy and large concentration of Fortune 500 companies further enhance the investment's appeal. This is a rare chance to acquire a high-performing, net-leased property with a secure, nationally recognized tenant in a prime location. The asking price is $6,556,000.
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1995
Construction
FRAME
Total area
11,422 SF
Lot
1.21 ac (52,882 SF)
Zoning code
Z243
APN
32086480010030000
UPID
US82-4256352
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
-
Pierce Private Day School High School
-
Guidepost Montessori at Valley Ranch Daycare Center
-
The Pierce Academy High School Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$490k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$599k
Blend (final)
Blend
$545k
Owner & transaction history
9930 Valley Ranch Pkwy LLC · 3 yrs held
9930 Valley Ranch Pkwy LLC
since 2022
3 recorded transactions
Zoning & alternative use
Z243 · Irving, 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 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
$490,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$640,000
Current use
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$48 / 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
$29,992
Tax year 2023
Assessed value
$1,370,840
Assessed 2023
Previous assessed
$1,370,840
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$740,350
Assessed improvement
$630,490
Land market value
$740,350
Improvement market value
$630,490
Total market value
$1,370,840
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1995
Construction
FRAME
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
11,422 SF
Lot
1.21 ac (52,882 SF)
Zoning code
Z243
APN
32086480010030000
UPID
US82-4256352
Jurisdiction
DALLAS
Metro division
DALLAS-PLANO-IRVING, TX METROPOLITAN DIVISION
Zoning & alternative use
Z243 · Irving, TXZoning Z243 · permitted uses
Z243 · Irving, TX
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$640,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE 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
1995
Construction
FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
1.21 ac
Current owner
From public records · entity-resolved
9930 Valley Ranch Pkwy LLC
Entity
Mailing address
25 HIGHLAND PARK VLG STE #100, DALLAS, TX 75205-2726
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2022
—
9930 Valley Ranch Pkwy LLC
Iacw Ltd
Venders Lien
$4,317,440 · American Bank NA
—
—
Iacw Ltd
—
Deed Of Trust
related
$500,000 · Zions First National Bank
—
—
Iacw INC
—
Deed Of Trust
related
$450,000 · Bank One NA
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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