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Property profile & analytics
OFF-MARKET
Estimated value
$1,340,000
Assisted living facilities
2000 Brandermill Pkwy, Midlothian, VA 23112
Entity Owned
13-yr Hold
Free & Clear
Property ID
US87-2284592
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1989
Total area
38,376 SF
Lot
10.14 ac (441,742 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
725-69-23-99-100-002
UPID
US87-2284592
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.34M
Owner & transaction history
Riverstone Properties LLC · 13 yrs held
Riverstone Properties LLC
since 2013
5 recorded transactions
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.2M
+103.6%
Auto repair, garage
$2.0M
+86.3%
Retail stores
$1.6M
+47.3%
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 Midlothian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Midlothian 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,090,000
Current use
MEDICAL BUILDING
$2,220,000
Change: +104% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,030,000
Change: +86% · Conversion: Difficult
RETAIL STORES
$1,605,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.21M – $1.47M · ±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
$35 / 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
$187,766
Tax year 2024
Assessed value
$20,770,200
Assessed 2024
Previous assessed
$20,770,200
+0.0% YoY
Effective rate
0.90%
On assessed value
Assessed land
$1,531,000
Assessed improvement
$19,239,200
Land market value
$1,531,000
Improvement market value
$19,239,200
Total market value
$20,770,200
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1989
Heating
HEAT PUMP
Buildings
2
Stories
3
Total area
38,376 SF
Lot
10.14 ac (441,742 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
725-69-23-99-100-002
UPID
US87-2284592
Jurisdiction
CHESTERFIELD
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VA
Zoning O2 - CORP OFFICE DIST · permitted uses
O2 - CORP OFFICE DIST · Midlothian, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Midlothian. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
RETAIL STORES
Est. value
$1.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1989
Heating
HEAT PUMP
Stories
3
Buildings
2
Lot
10.14 ac
Current owner
From public records · entity-resolved
Riverstone Properties LLC
Entity
Free & Clear · 13 yrs held
Mailing address
14311 BRANDERMILL WOODS TRL, MIDLOTHIAN, VA 23112-4124
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2016
—
Senior Living Choices Of Va INC
—
Deed
related
$86,610 · Branch Bk&tr
Jul 10, 2014
—
Senior Living Choices Of Va INC
—
Loan Modification
related
$86,610,000 · Branch Bk&tr
Mar 14, 2014
—
Senior Living Choices Of Va INC
—
Loan Modification
related
$48,610,000 · Branch Bk&tr
Jun 28, 2013
—
Riverstone Properties LLC
Senior Living Choices Of Va INC
Warranty Deed
related
—
—
—
Senior Living Choices Of Va INC
—
Loan Modification
related
$86,610 · Branch Bk&tr
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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