2500 Promenade Pkwy Midlothian, VA 23113-1481
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$920k
Range $828k – $1.01M (±10%)
Implied cap rate
3.40%
In-place · NOI ÷ last sale
Property ID
US87-0030392
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1996
Total area
2,604 SF
Lot
1.03 ac (44,954 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
740-71-58-83-000-000
UPID
US87-0030392
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$587k
Blend (final)
Blend
$920k
Owner & transaction history
since 2022
Last sale
$975,000
1 recorded transaction
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$920k
Value range
$828k – $1.01M
±10% around blend
Estimated value / SF
$353 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$828k
blend $920k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,604 SF
Lot area
1.03 ac
Year built
1996
Stories
1
APN
740-71-58-83-000-000
Assessed value
$1,096,500
Annual tax
$9,994
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$992k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.9 mi away · 2,858 SF
8.1 mi away · 2,497 SF
8.3 mi away · 1,950 SF
8.8 mi away · 3,352 SF
9.2 mi away · 3,052 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$920k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 22 sales
$375
-6%
Submarket 59 sales
$395
-11%
County 214 sales
$311
+14%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $353/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
3.40%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.40%
9.0%
NOI (est.)
$68k *
Last sale · Jan 2022
$975k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.01M
Move the market yield to see immediate price impact.
Value / SF
$771
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.90%3.40%3.90%
$61k
$2.12M
$1.81M
$1.58M
$68k
$2.35M
$2.01M
$1.75M
$75k
$2.59M
$2.21M
$1.93M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$855k
7.9 mi · Oct 2025 · $330/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,994
Tax year 2024
Assessed value
$1,096,500
Assessed 2024
Previous assessed
$1,082,100
+1.3% YoY
Effective rate
0.91%
On assessed value
Assessed land
$469,800
Assessed improvement
$626,700
Land market value
$469,800
Improvement market value
$626,700
Total market value
$1,096,500
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1996
Heating
YES
Cooling
YES
Stories
1
Total area
2,604 SF
Lot
1.03 ac (44,954 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
740-71-58-83-000-000
UPID
US87-0030392
Jurisdiction
CHESTERFIELD
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VAZoning O2 - CORP OFFICE DIST · permitted uses
O2 - CORP OFFICE DIST · Midlothian, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1996
Heating
YES
Cooling
Yes
Stories
1
Lot
1.03 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
O2 - CORP OFFICE DIST
Jurisdiction
Midlothian, VA
Recorded code
O2 - CORP OFFICE DIST
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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