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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Office buildings
2405 Westwood Ave Richmond, VA 23230-4008
Entity Owned
5-yr Hold
Free & Clear
Property ID
US87-1298625
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Total area
12,000 SF
Lot
0.45 ac (19,602 SF)
Zoning code
M-1
APN
778-734-2844
UPID
US87-1298625
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
-
Massage Within Alternative Medicine Practice Spa & Massage Center
-
Topia USA Medical Supply Store Cosmetics Industry
-
Dr. Jessica Brown Physician Medical Clinic
-
Umyië Cosmetic Store
-
Exhale Massage RVA Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.50M
Blend (final)
Blend
$1.55M
Owner & transaction history
Cava Capital LLC · 5 yrs held
Cava Capital LLC
since 2021
Last sale
$1.8M
2 recorded transactions
Zoning & alternative use
M-1 · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Screening regulations in the M-1 Light Industrial District shall be as follows: (1) Where a side lot line abuts a property in an R district, there shall be a continuous evergreen vegetative screen or opaque structural fence or wall not less than six feet in height erected along such lot line, but not within 15 feet of any street line. Evergreen vegetative ma…
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
2,590.31 ac
Source
code of ordinances
Top alternative use upside
Auto repair, garage
$2.2M
+34.1%
Medical building
$2.0M
+22.6%
Neighborhood: shopping center
$2.0M
+21.0%
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
$1,330,000
ML approach
$1,370,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,630,000
Current use
AUTO REPAIR, GARAGE
$2,185,000
Change: +34% · Conversion: Difficult
MEDICAL BUILDING
$2,000,000
Change: +23% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,970,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,930,000
Change: +18% · Conversion: Easy
WAREHOUSE, STORAGE
$1,785,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$1,730,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $1.78M (Jul 1 2021)
Last sale anchor
$1.78M
Jul 1 2021
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
$129 / 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
$8,129
Tax year 2023
Assessed value
$1,544,100
Assessed 2024
Previous assessed
$1,544,100
+0.0% YoY
Effective rate
0.53%
On assessed value
Assessed land
$133,300
Assessed improvement
$1,410,800
Land market value
$133,300
Improvement market value
$1,410,800
Total market value
$1,544,100
Applied tax rate
3.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1963
Heating
NONE
Cooling
AC.PACKAGE
Stories
2
Total area
12,000 SF
Lot
0.45 ac (19,602 SF)
Zoning code
M-1
APN
778-734-2844
UPID
US87-1298625
Jurisdiction
HENRICO
Zoning & alternative use
M-1 · Richmond, VAZoning M-1 · permitted uses
M-1 · Richmond, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Screening regulations in the M-1 Light Industrial District shall be as follows: (1) Where a side lot line abuts a property in an R district, there shall be a continuous evergreen vegetative screen or opaque structural fence or wall not less than six feet in height erected along such lot line, but not within 15 feet of any street line. Evergreen vegetative material intended to satisfy this subsection shall be of the specified height at the time of installation and shall be planted at such intervals that will result in a continuous visual screen within one year of planting. (2) Screening of parking areas and refuse areas shall be provided as set forth in Sections 30-660 and 30-710.12 . (Code 1993, § 32-452.3; Code 2004, § 114-452.3; Code 2015, § 30-452.3)
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
2,590.31 ac
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
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
1963
Heating
NONE
Cooling
Yes
Stories
2
Lot
0.45 ac
Current owner
From public records · entity-resolved
Cava Capital LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2800 PATTERSON AVE STE #300, RICHMOND, VA 23221-1762
Ownership since
2021
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
Jul 1, 2021
$1,775,000
Cava Capital LLC
4100 Tomlynn Street Rebkee LLC
Special Warranty Deed
—
Jan 2, 2019
$1,000,000
4100 Tomlynn Street-rebkee LLC
Associated Invtrs
Warranty Deed
—
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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