| Indicator | Status | Points | Source |
|---|---|---|---|
| Absentee Owner Owner mailing address 8.3 mi from property |
YES | +15 sample | DCAD mailing vs. property address |
| Long Hold Duration 7.9 years held — approaching typical 5–10 yr disposition window |
YES | +20 sample | Dallas County Clerk deed date |
| LLC Ownership Institutional/investor owner — portfolio rebalancing common |
YES | +10 sample | TX Secretary of State |
| Extended Days on Market 47 DOM — market avg for strip centers is 28 days |
YES | +10 sample | LoopNet listing date |
| Recorded Price Reduction $128,000 reduction on 01/15/2026 (4.7% from original ask) |
YES | +15 sample | LoopNet price history |
| Tax Delinquency Taxes current — no delinquency on record |
NO | +0 | DCAD tax records |
| Probate / Estate No probate markers found in deed records |
NO | +0 | Dallas County Clerk |
| Address | Sale Date | SF | Recorded Price | $/SF | Notes |
|---|---|---|---|---|---|
| 3101 Forest Ln, Garland | 09/2024 | 8,200 SF | $2,132,000 | $260/SF | Strip center, 0.4 mi |
| 4201 N Galloway Ave, Garland | 03/2024 | 11,400 SF | $3,078,000 | $270/SF | Strip center, 1.1 mi |
| 2815 Jupiter Rd, Garland | 11/2023 | 7,600 SF | $1,862,000 | $245/SF | Neighborhood retail, 0.7 mi |
| 3445 Forest Ln, Garland | 06/2023 | 10,200 SF | $2,754,000 | $270/SF | Strip center, 0.2 mi |
All prices from recorded deed instruments only. No Zillow, CoStar, or estimated values used. Arm's-length status not verified — confirm each transaction.
⚠ This is a preliminary public record scan, not a full title search. Full title commitment from a licensed title company required before closing. Verify with underwriter.
| Permit # | Date | Type | Description | Value | Status |
|---|---|---|---|---|---|
| BP-2022-04471 | 08/2022 | Commercial | Roof replacement — full tear off | $48,000 | Finaled |
| BP-2020-01892 | 03/2020 | Mechanical | HVAC unit replacement, 3 units | $31,500 | Finaled |
| BP-2019-07334 | 11/2019 | Sign | Monument sign installation | $4,200 | Finaled |
| BP-2016-02210 | 05/2016 | Interior | Tenant improvement — Suite 3235 | $18,000 | Finaled |
| Suite | Business Name | TX SOS Status | Active Since | Flag |
|---|---|---|---|---|
| 3229 | JADE NAILS & SPA LLC | Active | 04/2019 | ✅ 6+ yr tenant |
| 3231 | GOLDEN STAR RESTAURANT LLC | Active | 11/2017 | ✅ 8+ yr tenant |
| 3235 | FAMILY DENTAL OF GARLAND PC | Active | 01/2015 | ✅ 10+ yr tenant |
| 3239 | No registration found | ⚠ Unverified | — | ⚠ Possible vacancy |
| 3243 | METRO TAX SERVICES LLC | Forfeited 2023 | 03/2016 | 🚩 At-risk suite |
| 3249 | GREAT CLIPS (FRANCHISEE) | Active | 08/2012 | ✅ 13+ yr tenant |
TX SOS status does not confirm current physical occupancy. Field verify all suites before closing. Two suites flagged: 3239 (unverified) and 3243 (forfeited entity — potential vacancy). Request rent roll and executed leases from seller.
⚠ Phase I Environmental Site Assessment (ASTM E1527-21) recommended before closing on any commercial property. This is a preliminary database scan, not a Phase I ESA.
Date: [Date]
To: United Shinryu Brokerage LLC · 2828 E Trinity Mls Rd, Carrollton TX 75006
Re: Letter of Intent to Purchase — Forest Jupiter Plaza, 3229–3249 Forest Ln, Garland TX 75042
APN: 26629500010010700
This Letter of Intent is submitted by [Buyer Name / Entity] ("Buyer") and represents Buyer's interest in acquiring the above-referenced property on the following non-binding terms:
Purchase Price: $______________ (Seller asking $2,578,000 — LOI target range $2,350,000–$2,400,000 based on PropIntel analysis)
Earnest Money: $______________ deposited within 3 business days of executed PSA
Due Diligence Period: 30 days from execution of Purchase and Sale Agreement. Buyer shall have full access to rent roll, lease abstracts, T-12 operating statements, tenant estoppels, and all property records.
Closing: 45 days from completion of due diligence period, subject to satisfactory review of all due diligence items.
Contingencies: Financing (Buyer to obtain conventional commercial financing, estimated 65% LTV) · Satisfactory rent roll and lease review · Clear title commitment · No material environmental findings
AS-IS: Property to be conveyed in as-is condition subject to Buyer's approval during due diligence.
This LOI is non-binding and subject to execution of a mutually acceptable Purchase and Sale Agreement. Either party may withdraw prior to PSA execution.
Sincerely,
[Buyer Signature] [Date]
This report contains verified public record data plus skip trace results from DataZapp. Values marked [SAMPLE] are illustrative of data format — live reports pull real-time data from the cited sources. Motivation score is calculated from verified data points only — no subjective inputs. This report does not include: verified rent roll, actual NOI confirmation, cap rate validation, financial projections, Phase I ESA, or full title search. PropIntel is not a licensed broker, appraiser, attorney, or environmental professional. This report does not constitute investment advice. Verify all data with appropriate licensed professionals before making investment decisions. Skip trace data is for lawful due diligence purposes only.