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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Retail residential properties
1301 Leigh St Richmond, VA 23220-2237
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US87-0489714
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1900
Construction
WOOD
Total area
5,040 SF
Lot
0.05 ac (2,260 SF)
Zoning code
R-7 SINGLE AND 2-FAMILY
APN
N-000-0573-016
UPID
US87-0489714
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
-
Hot For Pizza Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$580k
Owner & transaction history
1301 W Leigh Street LLC · 7 yrs held
1301 W Leigh Street LLC
since 2019
6 recorded transactions
Zoning & alternative use
R-7 SINGLE AND 2-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
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$930,000
Current use
AUTO REPAIR, GARAGE
$920,000
Change: -1% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$870,000
Change: -6% · Conversion: Moderate
MEDICAL BUILDING
$840,000
Change: -10% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$830,000
Change: -11% · 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
$115 / 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
$799,000
Assessed 2024
Previous assessed
$799,000
+0.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$113,000
Assessed improvement
$686,000
Land market value
$113,000
Improvement market value
$686,000
Total market value
$799,000
Applied tax rate
2.0000
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
1900
Construction
WOOD
Heating
YES
Stories
2
Units
4
Rooms
6
Bathrooms
1
Total area
5,040 SF
Lot
0.05 ac (2,260 SF)
Zoning code
R-7 SINGLE AND 2-FAMILY
APN
N-000-0573-016
UPID
US87-0489714
Jurisdiction
RICHMOND CITY
Zoning & alternative use
R-7 SINGLE AND 2-FAMILY · Richmond, VA
Zoning R-7 SINGLE AND 2-FAMILY · permitted uses
R-7 SINGLE AND 2-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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$930,000
AUTO REPAIR, GARAGE
Est. value
$920,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$870,000
MEDICAL BUILDING
Est. value
$840,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$830,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1900
Construction
WOOD
Heating
YES
Stories
2
Units
4
Rooms
6
Bathrooms
1
Lot
0.05 ac
Current owner
From public records · entity-resolved
1301 W Leigh Street LLC
Entity
Mailing address
2755 ROYAL CRST DR, MIDLOTHIAN, VA 23113-3982
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2021
—
1301 W Leigh St LLC
—
Deed
related
$568,000 · Virginia National Bank
May 6, 2019
$642,500
1301 W Leigh Street LLC
Andrew Mgmt LLC
Warranty Deed
$514,000 · Virginia Cmnwlt Bk
Mar 22, 2019
$627,109
Andrew Mgmt LLC
Iwashchenko,paul O & Cynthia J
Warranty Deed
—
Nov 19, 2018
—
Cindy Iwashchenko
—
Deed
related
$650,000 · Private Individual
May 29, 1998
$30,000
Paul O Iwashchenko
Cho,jong C & Kum S
Grant Deed
—
—
—
Cindy Iwashchenko
—
Deed Of Trust
related
$650,000 · Private Individual
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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