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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Warehouses
2113 Loumour Ave Richmond, VA 23230
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US87-0654064
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1900
Construction
TYPE NOT SPECIFIED
Total area
30,360 SF
Lot
1.46 ac (63,423 SF)
Zoning code
M-1 LIGHT INDUSTRIAL
APN
N-000-1939-036
UPID
US87-0654064
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
$2.87M
CAP Approach
CAP
$4.44M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$3.19M
Owner & transaction history
Hoffman Richmond LLC · 1 yrs held
Hoffman Richmond LLC
since 2024
Last sale
$4.3M
3 recorded transactions
Zoning & alternative use
M-1 LIGHT INDUSTRIAL · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+12.0%
Neighborhood: shopping center
$5.0M
+10.5%
Apartment house (5+ units)
$4.9M
+8.1%
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
$2,815,000
ML approach
$2,865,000
CAP Approach
CAP Return
Estimation
6%
$4,805,000
6.5%
$4,435,000
7%
$4,120,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,515,000
Current use
MEDICAL BUILDING
$5,055,000
Change: +12% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,990,000
Change: +10% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$4,880,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$4,375,000
Change: -3% · Conversion: Moderate
OFFICE BUILDING
$4,125,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $4.32M (May 6 2024)
Last sale anchor
$4.32M
May 6 2024
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
$105 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$20
Tax year 2020
Assessed value
$2,497,000
Assessed 2024
Previous assessed
$2,311,000
+8.0% YoY
Effective rate
0.00%
On assessed value
Assessed land
$1,110,000
Assessed improvement
$1,387,000
Land market value
$1,110,000
Improvement market value
$1,387,000
Total market value
$2,497,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1900
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
YES
Stories
2
Bathrooms
1
Total area
30,360 SF
Lot
1.46 ac (63,423 SF)
Zoning code
M-1 LIGHT INDUSTRIAL
APN
N-000-1939-036
UPID
US87-0654064
Jurisdiction
RICHMOND CITY
Zoning & alternative use
M-1 LIGHT INDUSTRIAL · Richmond, VA
Zoning M-1 LIGHT INDUSTRIAL · permitted uses
M-1 LIGHT INDUSTRIAL · 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
WAREHOUSE, STORAGE Current
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
RETAIL STORES
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.1M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1900
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Bathrooms
1
Lot
1.46 ac
Current owner
From public records · entity-resolved
Hoffman Richmond LLC
Entity
Mailing address
2810 COFER RD, RICHMOND, VA 23224-7102
Ownership since
2024
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
Aug 6, 2024
$3,767,904
Hoffman Richmond LLC
2117 Westwood LLC
Special Warranty Deed
—
Dec 22, 2021
$3,755,000
2117 Westwood LLC
Hamilton Land Corp
Special Warranty Deed
—
—
—
Hamilton Land Corp
—
Deed Of Trust
related
$850,000 · Suntrust Bk/tallahassee
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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