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Property profile & analytics
OFF-MARKET
Industrial properties
1409 Grandin SW Rd Roanoke, VA 24015-2317
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1312283
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1925
Construction
WOOD
Total area
2,652 SF
Lot
0.23 ac (10,097 SF)
Zoning code
CN
APN
143-2222
UPID
US87-1312283
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
-
Potential Movement Bodyworks Alternative Medicine Practice Spa & Massage Center
-
Massage Therapies-Sw VA Alternative Medicine Practice Spa & Massage Center
-
Dorene P. Fick, LCSW, LLC Crisis Center Medical Clinic
-
Sharon Sudol Therapy Counselor
-
Bethany Lackey Counselor Practitioner Service Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Wellspaces LLC · 5 yrs held
Wellspaces LLC
since 2021
Last sale
$275,000
3 recorded transactions
Zoning & alternative use
CN · Roanoke, 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 Roanoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roanoke 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$3,725
Tax year 2024
Assessed value
$280,000
Assessed 2024
Previous assessed
$271,300
+3.2% YoY
Effective rate
1.33%
On assessed value
Assessed land
$95,500
Assessed improvement
$184,500
Land market value
$95,500
Improvement market value
$184,500
Total market value
$280,000
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
YES
Cooling
NONE
Buildings
2
Stories
2
Rooms
10
Total area
2,652 SF
Lot
0.23 ac (10,097 SF)
Zoning code
CN
APN
143-2222
UPID
US87-1312283
Jurisdiction
ROANOKE CITY
Zoning & alternative use
CN · Roanoke, VA
Zoning CN · permitted uses
CN · Roanoke, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roanoke. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1925
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Buildings
2
Rooms
10
Lot
0.23 ac
Current owner
From public records · entity-resolved
Wellspaces LLC
Entity
Mailing address
2465 WESTOVER AVE SW, ROANOKE, VA 24015-2234
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Mar 12, 2021
—
Welispaces LLC
—
Deed
related
$118,000 · 504 Capital Corporation
Feb 24, 2021
$275,000
Wellspaces LLC
Daniel E Lonnquist
Deed
$140,250 · Freedom First FCU
Apr 27, 2005
$213,000
Daniel E Lonnquist
Scarce Thomas E Living Trust
Grant Deed
related
—
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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