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Property profile & analytics
OFF-MARKET
Estimated value
$7,055,000
Apartment buildings
1100 German School Rd Richmond, VA 23225-4275
Entity Owned
~
Est. High Equity
Property ID
US87-3876642
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1987
Construction
TYPE NOT SPECIFIED
Total area
97,812 SF
Lot
7.15 ac (311,454 SF)
Zoning code
R-3 SINGLE FAMILY
APN
C-005-0603-045
UPID
US87-3876642
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
-
Heritage Oaks Retirement Community
-
Athc Staffing Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.19M
Blend (final)
Blend
$7.06M
Owner & transaction history
Manchester Independent LLC
Manchester Independent LLC
since 2026
5 recorded transactions
Zoning & alternative use
R-3 SINGLE FAMILY · Richmond, VA
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 Richmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richmond 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.06M
Range $6.35M – $7.76M · ±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
$72 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$20
Tax year 2020
Assessed value
$5,175,000
Assessed 2024
Previous assessed
$9,109,000
-43.2% YoY
Effective rate
0.00%
On assessed value
Assessed land
$2,420,000
Assessed improvement
$2,755,000
Land market value
$2,420,000
Improvement market value
$2,755,000
Total market value
$5,175,000
Applied tax rate
4.0000
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 (100+ UNITS)
Status
Off-Market
Year built
1987
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
YES
Stories
3
Units
121
Bathrooms
1
Total area
97,812 SF
Lot
7.15 ac (311,454 SF)
Zoning code
R-3 SINGLE FAMILY
APN
C-005-0603-045
UPID
US87-3876642
Jurisdiction
RICHMOND CITY
Zoning & alternative use
R-3 SINGLE FAMILY · Richmond, VA
Zoning R-3 SINGLE FAMILY · permitted uses
R-3 SINGLE FAMILY · Richmond, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richmond. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1987
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
3
Units
121
Bathrooms
1
Lot
7.15 ac
Current owner
From public records · entity-resolved
Manchester Independent LLC
Entity
Mailing address
55 W 46TH ST STE #2204, NEW YORK, NY 10036-4277
Ownership since
2026
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
Mar 4, 2026
$6,050,000
Manchester Independent LLC
Nic 9 Heritage Oaks Owner LLC
Special Warranty Deed
$4,900,000 · The First Bank & Trust Co
Nov 15, 2013
$11,992,500
Nic 9 Heritage Oaks Owner LLC
Heritage Oaks Retirement Commu
Special Warranty Deed
$8,775,000 · Berkadia Commercial Mortg
Oct 29, 2004
$9,500,000
Heritage Oaks Retirement Comm
Southwest Institute Of Human Rel
Grant Deed
$7,500,000 · Branch Bk&tr/va
—
—
Nic 9 Heritage Oaks Owner LLC
—
Loan Modification
related
$11,550,000 · Walker & Dunlop
—
—
Heritage Oaks Retirement Comty
—
Loan Modification
related
$8,900,000 · Branch Bk&tr
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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