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Property profile & analytics
OFF-MARKET
Estimated value
$6,420,000
Super regional malls
2400 Old Brick Rd Glen Allen, VA 23060-5841
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-2279508
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2009
Total area
23,378 SF
Lot
0.02 ac (763 SF)
Zoning code
UMUC
APN
742-760-4589.001
UPID
US87-2279508
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
-
Pixelstrike Creative, LLC Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Whittington Consulting Advertising Agency Marketing & Advertising
-
Revizzy Media Distribution
-
Hunter Wyant - State Farm Insurance Agent Insurance Agency
-
Gather Short Pump - Office Space and Coworking Coworking & Hybrid Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.42M
Owner & transaction history
Excel Wbv III LLC · 13 yrs held
Excel Wbv III LLC
since 2013
1 recorded transaction
Zoning & alternative use
UMUC · Glen Allen, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.5M
+24.1%
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 Glen Allen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Allen 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%
$7,115,000
6.5%
$6,570,000
7%
$6,100,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$6,835,000
Current use
RESTAURANT
$8,480,000
Change: +24% · Conversion: Difficult
OFFICE BUILDING
$5,785,000
Change: -15% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,725,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$6.42M
Range $5.78M – $7.06M · ±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
$275 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$215,405
Tax year 2023
Assessed value
$25,952,400
Assessed 2024
Previous assessed
$25,952,400
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$2,812,700
Assessed improvement
$23,139,700
Land market value
$2,812,700
Improvement market value
$23,139,700
Total market value
$25,952,400
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2009
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Total area
23,378 SF
Lot
0.02 ac (763 SF)
Zoning code
UMUC
APN
742-760-4589.001
UPID
US87-2279508
Jurisdiction
HENRICO
Zoning & alternative use
UMUC · Glen Allen, VA
Zoning UMUC · permitted uses
UMUC · Glen Allen, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glen Allen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$6.8M
RESTAURANT
Est. value
$8.5M
OFFICE BUILDING
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.7M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (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
2009
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Excel Wbv III LLC
Entity
Mailing address
10920 VIA FRONTERA STE #220, SAN DIEGO, CA 92127-1734
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2013
—
Excel Wbv III LLC
—
Deed Of Trust
related
$39,700,000 · Keycorp R E Capital Marketing
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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