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Property profile & analytics
OFF-MARKET
Estimated value
$12,490,000
Industrial properties
2823 Franklin SW Rd Roanoke, VA 24014-1027
Entity Owned
14-yr Hold
Free & Clear
Property ID
US87-0728077
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1988
Total area
61,198 SF
Lot
7.3 ac (318,001 SF)
Zoning code
I-1
APN
128-0602
UPID
US87-0728077
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
-
Carilion Clinic Physician
-
Carillon warehouse A Production Facility
-
Carilion Laundry Services (Bike/Boat/Book/etc) Store
-
Commonwealth Linen Service (Bike/Boat/Book/etc) Store
-
Food Service Partners Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.70M
Comparable Approach
Comparable
$16.54M
Blend (final)
Blend
$12.49M
Owner & transaction history
Carilion Clinic Properties LLC · 14 yrs held
Carilion Clinic Properties LLC
since 2011
1 recorded transaction
Zoning & alternative use
I-1 · Roanoke, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$12,670,000
6.5%
$11,695,000
7%
$10,860,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$12,725,000
Current use
MEDICAL BUILDING
$12,120,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$12.49M
Range $11.24M – $13.74M · ±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
$204 / 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
$146,142
Tax year 2024
Assessed value
$11,305,600
Assessed 2024
Previous assessed
$10,914,400
+3.6% YoY
Effective rate
1.29%
On assessed value
Assessed land
$3,091,100
Assessed improvement
$8,214,500
Land market value
$3,091,100
Improvement market value
$8,214,500
Total market value
$11,305,600
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1988
Heating
YES
Cooling
NONE
Stories
1
Total area
61,198 SF
Lot
7.3 ac (318,001 SF)
Zoning code
I-1
APN
128-0602
UPID
US87-0728077
Jurisdiction
ROANOKE CITY
Zoning & alternative use
I-1 · Roanoke, VA
Zoning I-1 · permitted uses
I-1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$12.7M
MEDICAL BUILDING
Est. value
$12.1M
COMMERCIAL (GENERAL) Current
MEDICAL 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
1988
Heating
YES
Cooling
Yes
Stories
1
Lot
7.3 ac
Current owner
From public records · entity-resolved
Carilion Clinic Properties LLC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 12385, ROANOKE, VA 24025-2385
Ownership since
2011
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
Sep 29, 2011
—
Carilion Clinic Properties LLC
Carilion Services INC
Quit Claim Deed
related
—
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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