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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Retail residential properties
1213 Hull St Richmond, VA 23224-3901
Entity Owned
10-yr Hold
Free & Clear
Property ID
US87-3887925
Property summary
AI-generated overview
This exceptional 1,098 square foot, second-generation coffee shop/restaurant space is located at 1213 Hull Street in Richmond, Virginia's vibrant Manchester neighborhood. Situated in a beautifully renovated, two-story mixed-use building, this ground floor retail space boasts a pristine, time-capsule worthy diner aesthetic with a nostalgic yet modern vibe. The property includes all furniture, fixtures, and equipment (FF&E), making it truly move-in ready for immediate operation. The efficient layout is ideal for fast-casual dining concepts, featuring an open kitchen design that allows for direct chef-customer interaction. Built in 1920, this 4,724 square foot building sits on a 0.083-acre lot and is zoned B-5. The property's location on the 1200 block of Hull Street offers high visibility, ensuring excellent foot traffic and accessibility. This is a unique opportunity to establish or relocate a restaurant business in a thriving, historic area with a diverse customer base. The property's APN is S0000085020. This turnkey solution offers a seamless transition for new or established operators seeking a high-volume business opportunity in a desirable location.
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1920
Construction
WOOD
Total area
4,724 SF
Lot
0.08 ac (3,624 SF)
Zoning code
UB2-PE URBAN BUS.-PARKING
APN
S-000-0085-020
UPID
US87-3887925
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$725k
Blend (final)
Blend
$580k
Owner & transaction history
Church Hill Ventues LLC · 10 yrs held
Church Hill Ventues LLC
since 2016
5 recorded transactions
Zoning & alternative use
UB2-PE URBAN BUS.-PARKING · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$785,000
+55.1%
Neighborhood: shopping center
$775,000
+52.9%
Office building
$700,000
+37.7%
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
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$505,000
Current use
MEDICAL BUILDING
$785,000
Change: +55% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$775,000
Change: +53% · Conversion: Difficult
OFFICE BUILDING
$700,000
Change: +38% · Conversion: Easy
AUTO REPAIR, GARAGE
$465,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$580k
Range $522k – $638k · ±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
$123 / 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
$711,000
Assessed 2024
Previous assessed
$755,000
-5.8% YoY
Effective rate
0.00%
On assessed value
Assessed land
$90,000
Assessed improvement
$621,000
Land market value
$90,000
Improvement market value
$621,000
Total market value
$711,000
Applied tax rate
6.0000
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
Retail residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1920
Construction
WOOD
Heating
YES
Stories
2
Units
4
Rooms
8
Bathrooms
1
Total area
4,724 SF
Lot
0.08 ac (3,624 SF)
Zoning code
UB2-PE URBAN BUS.-PARKING
APN
S-000-0085-020
UPID
US87-3887925
Jurisdiction
RICHMOND CITY
Zoning & alternative use
UB2-PE URBAN BUS.-PARKING · Richmond, VA
Zoning UB2-PE URBAN BUS.-PARKING · permitted uses
UB2-PE URBAN BUS.-PARKING · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$505,000
MEDICAL BUILDING
Est. value
$785,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$775,000
OFFICE BUILDING
Est. value
$700,000
AUTO REPAIR, GARAGE
Est. value
$465,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1920
Construction
WOOD
Heating
YES
Stories
2
Units
4
Rooms
8
Bathrooms
1
Lot
0.08 ac
Current owner
From public records · entity-resolved
Church Hill Ventues LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 14144, RICHMOND, VA 23225-9091
Ownership since
2016
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 8, 2017
—
Church Hill Ventures LLC
—
Loan Modification
related
$2,500,000 · Virginia Cu
Nov 10, 2016
—
Church Hill Ventures LLC
—
Deed Of Trust
related
$2,500,000 · Virginia Cu
Mar 28, 2016
$125,000
Church Hill Ventues LLC
Rashkind Mathews Companies LLC
Grant Deed
—
Oct 28, 2005
$150,000
Rashkind Mathews Companies LLC
Lewis,carlton L & Avery D
Grant Deed
—
Aug 17, 2004
$34,500
Lewis,carlton L & Avery D
Green,william J & Elizabeth
Grant Deed
—
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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