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Property profile & analytics
OFF-MARKET
Estimated value
$21,070,000
Distribution centers
1520 Willis Rd North Chesterfield, VA 23237-2900
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0561927
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2018
Total area
220,825 SF
Lot
55.17 ac (2,403,031 SF)
Zoning code
I3 - HVY INDUSTRIAL DIST
APN
798-67-31-43-600-000
UPID
US87-0561927
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
-
PepsiCo Warehouse & Storage
-
Pepsi Bottling Plant Corporate Office
-
Richmond organization Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.10M
Blend (final)
Blend
$21.07M
Owner & transaction history
ETAL III CHESTERFLD BOTTLING LLC
ETAL III CHESTERFLD BOTTLING LLC
Zoning & alternative use
I3 - HVY INDUSTRIAL DIST · North Chesterfield, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$32.7M
+50.1%
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 North Chesterfield submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Chesterfield 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
WAREHOUSE, STORAGE
$21,760,000
Current use
OFFICE BUILDING
$32,660,000
Change: +50% · Conversion: Difficult
Blend value · Realmo final
$21.07M
Range $18.96M – $23.18M · ±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
$95 / 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
$270,564
Tax year 2024
Assessed value
$29,779,300
Assessed 2024
Previous assessed
$25,328,200
+17.6% YoY
Effective rate
0.91%
On assessed value
Assessed land
$1,222,200
Assessed improvement
$28,557,100
Land market value
$1,222,200
Improvement market value
$28,557,100
Total market value
$29,779,300
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2018
Heating
YES
Cooling
YES
Total area
220,825 SF
Lot
55.17 ac (2,403,031 SF)
Zoning code
I3 - HVY INDUSTRIAL DIST
APN
798-67-31-43-600-000
UPID
US87-0561927
Jurisdiction
CHESTERFIELD
Zoning & alternative use
I3 - HVY INDUSTRIAL DIST · North Chesterfield, VAZoning I3 - HVY INDUSTRIAL DIST · permitted uses
I3 - HVY INDUSTRIAL DIST · North Chesterfield, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$21.8M
OFFICE BUILDING
Est. value
$32.7M
WAREHOUSE, STORAGE Current
OFFICE BUILDING
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
2018
Heating
YES
Cooling
Yes
Lot
55.17 ac
Current owner
From public records · entity-resolved
ETAL III CHESTERFLD BOTTLING LLC
Entity
Free & Clear · 0 yrs held
Mailing address
8027 FORSYTH BLVD, SAINT LOUIS, MO 63105-1706
Mailing matches property
Different — outreach signal
Owner-occupied
No
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.
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