New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,220,000
Office Spaces
1479 Johnston Willis Dr 5000, Richmond, VA 23235
Entity Owned
Free & Clear
Property ID
US87-1209296
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1993
Total area
21,548 SF
Lot
0.72 ac (31,189 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
745-71-07-47-500-015
UPID
US87-1209296
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
$4.76M
Comparable Approach
Comparable
$3.30M
Blend (final)
Blend
$4.22M
Owner & transaction history
HCA HEALTH SERVICES VA INC
HCA HEALTH SERVICES VA INC
Zoning & alternative use
O2 - CORP OFFICE DIST · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.1M
+127.3%
Commercial (general)
$5.4M
+101.8%
Auto repair, garage
$3.9M
+47.1%
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%
$5,150,000
6.5%
$4,755,000
7%
$4,415,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,670,000
Current use
RESTAURANT
$6,065,000
Change: +127% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,385,000
Change: +102% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,925,000
Change: +47% · Conversion: Difficult
MEDICAL BUILDING
$3,590,000
Change: +35% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,540,000
Change: +33% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,465,000
Change: +30% · Conversion: Easy
RETAIL STORES
$3,105,000
Change: +16% · Conversion: Moderate
Blend value · Realmo final
$4.22M
Range $3.80M – $4.64M · ±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
$196 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$29,216
Tax year 2024
Assessed value
$3,172,900
Assessed 2024
Previous assessed
$2,909,000
+9.1% YoY
Effective rate
0.92%
On assessed value
Assessed land
$42,100
Assessed improvement
$3,130,800
Land market value
$42,100
Improvement market value
$3,130,800
Total market value
$3,172,900
Applied tax rate
5.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1993
Heating
NONE
Stories
1
Total area
21,548 SF
Lot
0.72 ac (31,189 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
745-71-07-47-500-015
UPID
US87-1209296
Jurisdiction
CHESTERFIELD
Zoning & alternative use
O2 - CORP OFFICE DIST · Richmond, VA
Zoning O2 - CORP OFFICE DIST · permitted uses
O2 - CORP OFFICE DIST · 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
OFFICE BUILDING Current
Est. value
$2.7M
RESTAURANT
Est. value
$6.1M
COMMERCIAL (GENERAL)
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.5M
RETAIL STORES
Est. value
$3.1M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1993
Heating
NONE
Stories
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
HCA HEALTH SERVICES VA INC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 80610, INDIANAPOLIS, IN 46280-0610
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1479 Johnston Willis Dr, Unit 5000?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
