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Property profile & analytics
OFF-MARKET
Estimated value
$1,000,000
Specialty properties
2002 Highland Farm NW Rd Roanoke, VA 24017-1201
Entity Owned
1-yr Hold
Free & Clear
Property ID
US87-2311256
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
1968
Total area
19,960 SF
Lot
3.59 ac (156,337 SF)
Zoning code
ROS
APN
647-2303
UPID
US87-2311256
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
-
VBR Star Soccer Club Sports School Sports Field & Court
-
Countryside SportsPlex Gym & Fitness Center Sports Field & Court
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$836k
Blend (final)
Blend
$1.00M
Owner & transaction history
5cs LLC · 1 yrs held
5cs LLC
since 2025
Last sale
$1.4M
2 recorded transactions
Zoning & alternative use
ROS · Roanoke, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.5M
+53.2%
Warehouse, storage
$1.3M
+33.0%
Industrial (general)
$1.0M
+8.4%
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
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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$955,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,465,000
Change: +53% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,275,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,035,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$1.00M
Range $900k – $1.10M · ±10% · vs last sale $1.35M (Jan 11 2025)
Last sale anchor
$1.35M
Jan 11 2025
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
$50 / 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
$19,791
Tax year 2024
Assessed value
$1,622,200
Assessed 2024
Previous assessed
$1,622,200
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$78,200
Assessed improvement
$1,544,000
Land market value
$78,200
Improvement market value
$1,544,000
Total market value
$1,622,200
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
1968
Heating
NONE
Stories
1
Total area
19,960 SF
Lot
3.59 ac (156,337 SF)
Zoning code
ROS
APN
647-2303
UPID
US87-2311256
Jurisdiction
ROANOKE CITY
Zoning & alternative use
ROS · Roanoke, VA
Zoning ROS · permitted uses
ROS · 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.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$955,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1968
Heating
NONE
Stories
1
Lot
3.59 ac
Current owner
From public records · entity-resolved
5cs LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1529 WILLIAMSON RD NE, ROANOKE, VA 24012-5124
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2025
$1,350,000
5cs LLC
Countryside Sportsplex INC
Deed
—
Jul 31, 2014
—
Countryside Sportsplex INC
City Of Roanoke Virginia
Grant Deed
related
$750,000 · Bank Of Botetourt
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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