Entity Owned Property summary
AI-generated overview
The property consists of The Ice Zone Shops at Downtown Short Pump, a shopping center constructed in 1997 and comprising 62,657 square feet on a 3.45-acre lot with M1 zoning. The listing describes a 1,320-square-foot retail suite that was previously used as a barber shop. The center is located along West Broad Street, and Pouncey Tract Road runs in front of the site, with documented traffic levels of approximately 26,000 vehicles per day on West Broad Street and about 10,000 vehicles per day on Pouncey Tract Road. The site is positioned adjacent to Short Pump Town Center.
Property profile
Verified
Property type
Other sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1997
Total area
67,473 SF
Lot
3.45 ac (150,326 SF)
Zoning code
M-1
APN
739-763-5325
UPID
US87-0328662
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
-
Association / Organization
-
Arcade & Gaming Center (Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.77M
Owner & transaction history
since 2021
Last sale
$8.3M
2 recorded transactions
Zoning & alternative use
M-1 · Glen Allen, VA
Top alternative use upside
Commercial (general)
$8.8M
+498.2%
Office building
$6.3M
+332.5%
Restaurant
$5.9M
+300.3%
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.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$9.77M
Value range
$8.79M – $10.75M
±10% around blend
Estimated value / SF
$145 / SF
Confidence
Property data
100
Comparable evidence
60
$8.79M
blend $9.77M
$10.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
67,473 SF
Lot area
3.45 ac
Year built
1997
Stories
1
APN
739-763-5325
Zoning
M-1
Assessed value
$8,608,000
Annual tax
$71,446
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$9.77M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+498%
vs current-use indication
Office Building
Restaurant
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.32M
Move the market yield to see immediate price impact.
Value / SF
$123
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
5.00%7.00%9.00%
$524k
$10.48M
$7.49M
$5.82M
$582k
$11.65M
$8.32M
$6.47M
$641k
$12.81M
$9.15M
$7.12M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$71,446
Tax year 2023
Assessed value
$8,608,000
Assessed 2024
Previous assessed
$8,608,000
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$1,202,600
Assessed improvement
$7,405,400
Land market value
$1,202,600
Improvement market value
$7,405,400
Total market value
$8,608,000
Applied tax rate
2.0000
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
Other sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1997
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Total area
67,473 SF
Lot
3.45 ac (150,326 SF)
Zoning code
M-1
APN
739-763-5325
UPID
US87-0328662
Jurisdiction
HENRICO
Zoning & alternative use
M-1 · Glen Allen, VAZoning M-1 · permitted uses
M-1 · Glen Allen, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Heating
NONE
Cooling
Yes
Stories
1
Lot
3.45 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M-1
Jurisdiction
Glen Allen, VA
Recorded code
M-1
Ownership Intelligence
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Ownership report
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.
They do not confirm beneficial ownership or intent to transact.
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