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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Garden apartment buildings
3464 Colonial Ave, Roanoke, VA 24018-4567
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1108821
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1973
Total area
12,618 SF
Lot
13.74 ac (598,514 SF)
Zoning code
R3
APN
077.15-01-20
UPID
US87-1108821
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
-
Bent Tree Apartments Apartment Building
-
Tupperware with Kay Mobile Phone Store (Bike/Boat/Book/etc) Store
-
Overstreet & Associates Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.22M
Owner & transaction history
Bent Tree Fw LLC · 3 yrs held
Bent Tree Fw LLC
since 2023
2 recorded transactions
Zoning & alternative use
R3 · Roanoke, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.8M
+72.2%
Commercial (general)
$1.6M
+53.1%
Restaurant
$1.4M
+35.8%
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
$1,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,025,000
Current use
MEDICAL BUILDING
$1,765,000
Change: +72% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,570,000
Change: +53% · Conversion: Moderate
RESTAURANT
$1,390,000
Change: +36% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±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
$97 / 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
$92,550
Tax year 2024
Assessed value
$8,899,000
Assessed 2024
Previous assessed
$8,264,200
+7.7% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,030,500
Assessed improvement
$7,868,500
Land market value
$1,030,500
Improvement market value
$7,868,500
Total market value
$8,899,000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1973
Heating
CENTRAL
Cooling
CENTRAL
Buildings
19
Stories
3
Bathrooms
116
Total area
12,618 SF
Lot
13.74 ac (598,514 SF)
Zoning code
R3
APN
077.15-01-20
UPID
US87-1108821
Jurisdiction
ROANOKE
Zoning & alternative use
R3 · Roanoke, VA
Zoning R3 · permitted uses
R3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
RESTAURANT
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
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
1973
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
19
Bathrooms
116
Lot
13.74 ac
Current owner
From public records · entity-resolved
Bent Tree Fw LLC
Entity
Mailing address
1985 CEDARBRIDGE AVE, LAKEWOOD, NJ 08701-7031
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jun 20, 2023
—
Bent Tree Fw LLC
—
Deed
related
$16,202,000 · Greystone Servicing Company LLC
—
—
Bent Creek I Fw LLC
—
Loan Modification
related
$31,728,220 · New York Cmnty Bk
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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