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Property profile & analytics
OFF-MARKET
Estimated value
$6,320,000
Warehouses
3959 Garwood Ave Portsmouth, VA 23701-2638
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US87-0622906
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2009
Construction
LIGHT FRAME
Total area
88,800 SF
Lot
1.02 ac (44,257 SF)
Zoning code
IL
APN
0570-0012
UPID
US87-0622906
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
-
Greenwood Self Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.59M
Blend (final)
Blend
$6.32M
Owner & transaction history
Commando Greenwood LLC · 11 yrs held
Commando Greenwood LLC
since 2014
2 recorded transactions
Zoning & alternative use
IL · Portsmouth, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.4M
+4.2%
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$8,050,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,390,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$6.32M
Range $5.69M – $6.95M · ±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
$71 / 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
$78,290
Tax year 2023
Assessed value
$6,047,086
Assessed 2023
Previous assessed
$6,047,086
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$611,660
Assessed improvement
$5,435,426
Land market value
$611,660
Improvement market value
$5,435,426
Total market value
$6,047,086
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2009
Construction
LIGHT FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
3
Bathrooms
2
Total area
88,800 SF
Lot
1.02 ac (44,257 SF)
Zoning code
IL
APN
0570-0012
UPID
US87-0622906
Jurisdiction
PORTSMOUTH CITY
Zoning & alternative use
IL · Portsmouth, VA
Zoning IL · permitted uses
IL · Portsmouth, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.4M
WAREHOUSE, STORAGE Current
APARTMENT HOUSE (5+ UNITS)
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
Construction
LIGHT FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Bathrooms
2
Lot
1.02 ac
Current owner
From public records · entity-resolved
Commando Greenwood LLC
Entity
Mailing address
85 RAILROAD PL, SARATOGA SPRINGS, NY 12866-2124
Ownership since
2014
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
Feb 24, 2025
—
Commando Greenwood LLC
—
Deed
related
$67,500,000 · Ubs Ag
Dec 15, 2014
$7,158,500
Commando Greenwood LLC
Greenwood Storage LLC
Special Warranty Deed
$5,600,000 · Rialto Mortgage Finance LLC
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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