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Property profile & analytics
OFF-MARKET
Estimated value
$9,485,000
Industrial properties
4435 Pheasant Rdg Rd Roanoke, VA 24014-5285
Entity Owned
14-yr Hold
Free & Clear
Property ID
US87-3989360
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1990
Construction
TYPE NOT SPECIFIED
Total area
57,615 SF
Lot
4.06 ac (177,010 SF)
Zoning code
MX
APN
546-0130
UPID
US87-3989360
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
-
Krista Beheler Physician
-
Jennifer Fisher Physician
-
Vanessa Fassie Physician
-
TerraBella Pheasant Ridge Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.01M
Comparable Approach
Comparable
$9.24M
Blend (final)
Blend
$9.49M
Owner & transaction history
Ventas Pheasant Ridge LLC · 14 yrs held
Ventas Pheasant Ridge LLC
since 2012
2 recorded transactions
Zoning & alternative use
MX · 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%
$11,925,000
6.5%
$11,010,000
7%
$10,225,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,980,000
Current use
MEDICAL BUILDING
$11,410,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$9.49M
Range $8.54M – $10.43M · ±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
$165 / 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
$139,964
Tax year 2024
Assessed value
$11,309,100
Assessed 2024
Previous assessed
$11,014,500
+2.7% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,022,300
Assessed improvement
$10,286,800
Land market value
$1,022,300
Improvement market value
$10,286,800
Total market value
$11,309,100
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
1990
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
NONE
Stories
3
Units
90
Rooms
90
Total area
57,615 SF
Lot
4.06 ac (177,010 SF)
Zoning code
MX
APN
546-0130
UPID
US87-3989360
Jurisdiction
ROANOKE CITY
Zoning & alternative use
MX · Roanoke, VA
Zoning MX · permitted uses
MX · 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
$12.0M
MEDICAL BUILDING
Est. value
$11.4M
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
1990
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
3
Units
90
Rooms
90
Lot
4.06 ac
Current owner
From public records · entity-resolved
Ventas Pheasant Ridge LLC
Entity
Free & Clear · 14 yrs held
Mailing address
PO BOX 71970, PHOENIX, AZ 85050-1017
Ownership since
2012
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
Jul 9, 2012
$1,050,000
Ventas Pheasant Ridge LLC
Roanoke Senior Living Prop LLC
Grant Deed
—
May 31, 2007
$11,450,000
Roanoke Senior Living Prop LLC
Pheasant Ridge Assisted Living
Grant 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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