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Property profile & analytics
OFF-MARKET
Estimated value
$19,685,000
Office buildings
4501 Highwoods Pkwy Glen Allen, VA 23060-6152
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US87-1219174
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Total area
112,079 SF
Lot
8.8 ac (383,241 SF)
Zoning code
UMUC
APN
749-765-7952
UPID
US87-1219174
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
-
Goodman Michael L Law Firm
-
Goodman Allen & Filetti PLLC: Hitaffer Thedford Law Firm
-
Arena Racing USA Corporate Office Business Park
-
Bellrae Marketing Advertising Agency Marketing & Advertising
-
FedEx Drop Box Postal Service Courier Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.69M
Owner & transaction history
4501 Highwoods Pkwy LLC
4501 Highwoods Pkwy LLC
1 recorded transaction
Zoning & alternative use
UMUC · Glen Allen, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$32.8M
+18.1%
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 Glen Allen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Allen 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%
$21,755,000
6.5%
$20,080,000
7%
$18,645,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$27,735,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$32,760,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$27,455,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$24,510,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$19.69M
Range $17.72M – $21.65M · ±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
$176 / 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
$132,051
Tax year 2023
Assessed value
$15,909,800
Assessed 2024
Previous assessed
$15,909,800
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$2,361,100
Assessed improvement
$13,548,700
Land market value
$2,361,100
Improvement market value
$13,548,700
Total market value
$15,909,800
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1998
Heating
NONE
Cooling
AC.PACKAGE
Stories
4
Total area
112,079 SF
Lot
8.8 ac (383,241 SF)
Zoning code
UMUC
APN
749-765-7952
UPID
US87-1219174
Jurisdiction
HENRICO
Zoning & alternative use
UMUC · Glen Allen, VA
Zoning UMUC · permitted uses
UMUC · Glen Allen, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glen Allen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$27.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$32.8M
COMMERCIAL (GENERAL)
Est. value
$27.5M
AUTO REPAIR, GARAGE
Est. value
$24.5M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1998
Heating
NONE
Cooling
Yes
Stories
4
Lot
8.8 ac
Current owner
From public records · entity-resolved
4501 Highwoods Pkwy LLC
Entity
Mailing address
150 FAYETTEVILLE ST STE #1400, RALEIGH, NC 27601-2956
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
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
—
—
4501 Highwoods Pkwy LLC
—
Deed Of Trust
related
$9,675,000 · Rga Reinsurance Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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