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Property profile & analytics
OFF-MARKET
Estimated value
$8,190,000
Hotels
13991 Gayton Rd Henrico, VA 23233-7079
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1075088
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2008
Total area
64,718 SF
Lot
1.55 ac (67,387 SF)
Zoning code
B-3C
APN
734-765-4705
UPID
US87-1075088
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.09M
CAP Approach
CAP
$5.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.19M
Owner & transaction history
Shortpump Hospitality LLC · 4 yrs held
Shortpump Hospitality LLC
since 2022
Last sale
$10.0M
3 recorded transactions
Zoning & alternative use
B-3C · Henrico, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.5M
+471.0%
Industrial (general)
$6.8M
+413.9%
Restaurant
$6.6M
+402.7%
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 Henrico submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henrico 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
$7,795,000
ML approach
$8,085,000
CAP Approach
CAP Return
Estimation
6%
$5,495,000
6.5%
$5,070,000
7%
$4,710,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,530,000
Change: +471% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,780,000
Change: +414% · Conversion: Difficult
RESTAURANT
$6,630,000
Change: +403% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,680,000
Change: +331% · Conversion: Difficult
Blend value · Realmo final
$8.19M
Range $7.37M – $9.01M · ±10% · vs last sale $10.00M (Jan 18 2022)
Last sale anchor
$10.00M
Jan 18 2022
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
$127 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$56,903
Tax year 2023
Assessed value
$6,694,500
Assessed 2024
Previous assessed
$6,694,500
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$539,100
Assessed improvement
$6,155,400
Land market value
$539,100
Improvement market value
$6,155,400
Total market value
$6,694,500
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
AC.PACKAGE
Stories
5
Total area
64,718 SF
Lot
1.55 ac (67,387 SF)
Zoning code
B-3C
APN
734-765-4705
UPID
US87-1075088
Jurisdiction
HENRICO
Zoning & alternative use
B-3C · Henrico, VA
Zoning B-3C · permitted uses
B-3C · Henrico, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Henrico. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$7.5M
INDUSTRIAL (GENERAL)
Est. value
$6.8M
RESTAURANT
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$5.7M
OFFICE BUILDING
INDUSTRIAL (GENERAL)
RESTAURANT
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
2008
Heating
NONE
Cooling
Yes
Stories
5
Lot
1.55 ac
Current owner
From public records · entity-resolved
Shortpump Hospitality LLC
Entity
Mailing address
13991 N GAYTON RD, HENRICO, VA 23233-7079
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2025
—
Shortpump Hospitality LLC
—
Deed
related
$6,630,000 · Southstate Bank National Association
Jan 18, 2022
$10,000,000
Shortpump Hospitality LLC
Gayton Road Properties LLC
Special Warranty Deed
$5,000,000 · Touchmark National Bank
Jul 19, 2004
$750,000
Gayton Road Properties LLC
Gayton & Broad Assoc
Grant Deed
related
$450,000 · Virginia Commerce Bank
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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