Individually Owned Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1754
Total area
12,388 SF
Lot
3.55 ac (154,507 SF)
Zoning code
B-3
APN
8810-02-3908
UPID
US87-1327998
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Theater & Performing Art Venue
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.67M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.83M
Owner & transaction history
1 recorded transaction
Zoning & alternative use
B-3 · Hanover, VA
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.83M
Value range
$1.65M – $2.01M
±10% around blend
Estimated value / SF
$148 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$1.65M
blend $1.83M
$2.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,388 SF
Lot area
3.55 ac
Year built
1754
APN
8810-02-3908
Zoning
B-3
Assessed value
$2,053,800
Annual tax
$16,636
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.67M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.81M
@ 6.5% CAP return
$1.67M
@ 7% CAP return
$1.56M
4
Sales comparison
Partial preview
Sales approach indication
$1.60M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.7 mi away · 9,190 SF
5.9 mi away · 11,100 SF
6.6 mi away · 12,000 SF
9.0 mi away · 12,500 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 272 sales
$202
-27%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $148/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.05M
Move the market yield to see immediate price impact.
Value / SF
$166
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$129k
$2.59M
$1.85M
$1.44M
$144k
$2.88M
$2.05M
$1.60M
$158k
$3.16M
$2.26M
$1.76M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$500k
5.6 mi · Feb 2026 · $54/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$16,636
Tax year 2024
Assessed value
$2,053,800
Assessed 2024
Previous assessed
$2,053,800
+0.0% YoY
Effective rate
0.81%
On assessed value
Assessed land
$6,400
Assessed improvement
$2,047,400
Land market value
$6,400
Improvement market value
$2,047,400
Total market value
$2,053,800
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1754
Heating
NONE
Cooling
YES
Total area
12,388 SF
Lot
3.55 ac (154,507 SF)
Zoning code
B-3
APN
8810-02-3908
UPID
US87-1327998
Jurisdiction
HANOVER
Zoning & alternative use
B-3 · Hanover, VAZoning B-3 · permitted uses
B-3 · Hanover, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1754
Heating
NONE
Cooling
Yes
Lot
3.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-3
Jurisdiction
Hanover, VA
Recorded code
B-3
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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