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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Warehouses
46 Beechdale Rd Portsmouth, VA 23702-2399
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-0042588
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Total area
5,024 SF
Lot
2.28 ac (99,404 SF)
Zoning code
IL
APN
0492-0056
UPID
US87-0042588
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
-
Veteran's Express Vocational School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$485k
CAP Approach
CAP
$570k
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$620k
Owner & transaction history
Beechdale 46 LLC · 2 yrs held
Beechdale 46 LLC
since 2023
Last sale
$795,000
4 recorded transactions
Zoning & alternative use
IL · Portsmouth, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$690,000
+52.0%
Medical building
$615,000
+34.9%
Retail stores
$605,000
+32.3%
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
$615,000
ML approach
$485,000
CAP Approach
CAP Return
Estimation
6%
$620,000
6.5%
$570,000
7%
$530,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$455,000
Current use
OFFICE BUILDING
$690,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$615,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$605,000
Change: +32% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$430,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $795k (Nov 27 2023)
Last sale anchor
$795k
Nov 27 2023
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
$123 / 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
$7,149
Tax year 2023
Assessed value
$482,960
Assessed 2023
Previous assessed
$482,960
+0.0% YoY
Effective rate
1.48%
On assessed value
Assessed land
$176,940
Assessed improvement
$306,020
Land market value
$176,940
Improvement market value
$306,020
Total market value
$482,960
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2000
Heating
CENTRAL
Cooling
YES
Stories
1
Bathrooms
2
Total area
5,024 SF
Lot
2.28 ac (99,404 SF)
Zoning code
IL
APN
0492-0056
UPID
US87-0042588
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
$455,000
OFFICE BUILDING
Est. value
$690,000
MEDICAL BUILDING
Est. value
$615,000
RETAIL STORES
Est. value
$605,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$430,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
2000
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
2
Lot
2.28 ac
Current owner
From public records · entity-resolved
Beechdale 46 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
10411 HALL INDUSTRIAL DR, FREDERICKSBURG, VA 22408-8761
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2025
—
Beechdale 46 LLC
—
Deed
related
$500,000 · Linkbank
Nov 27, 2023
$795,000
Beechdale 46 LLC
46 Beechdale LLC
Warranty Deed
—
Jan 10, 2018
$460,000
46 Beechdale LLC A Virginia Limited
Dwmp LLC A Virginia Limited Liabili
Warranty Deed
$368,000 · Virginia Commonwealth Bank
Feb 22, 2005
$325,000
Dwmp LLC
Clark,andrew F & Linda C
Grant Deed
related
$303,332 · Andrew F & Linda C Clark
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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