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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Day care centers
4683 Pouncey Tract Rd Glen Allen, VA 23059-5802
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US87-1097683
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2009
Total area
14,195 SF
Lot
1.52 ac (66,211 SF)
Zoning code
O-1C
APN
739-766-7487
UPID
US87-1097683
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
-
The Learning Experience - Glen Allen Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$775k
Owner & transaction history
4g Investments LLC · 11 yrs held
4g Investments LLC
since 2015
5 recorded transactions
Zoning & alternative use
O-1C · Glen Allen, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.2M
+36.9%
Auto repair, garage
$1.1M
+22.4%
Industrial (general)
$1.0M
+11.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$900,000
Current use
RESTAURANT
$1,230,000
Change: +37% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,100,000
Change: +22% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,005,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$55 / 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
$21,213
Tax year 2023
Assessed value
$2,495,700
Assessed 2024
Previous assessed
$2,495,700
+0.0% YoY
Effective rate
0.85%
On assessed value
Assessed land
$430,200
Assessed improvement
$2,065,500
Land market value
$430,200
Improvement market value
$2,065,500
Total market value
$2,495,700
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2009
Heating
HEAT PUMP
Stories
1
Total area
14,195 SF
Lot
1.52 ac (66,211 SF)
Zoning code
O-1C
APN
739-766-7487
UPID
US87-1097683
Jurisdiction
HENRICO
Zoning & alternative use
O-1C · Glen Allen, VA
Zoning O-1C · permitted uses
O-1C · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$900,000
RESTAURANT
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
RESTAURANT
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
Heating
HEAT PUMP
Stories
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
4g Investments LLC
Entity
Mailing address
200 S 10TH ST STE #1600, RICHMOND, VA 23219-4061
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2019
—
4g Investments LLC
—
Deed
related
$3,300,000 · Td Bank NA
Apr 9, 2015
$3,800,000
4g Investments LLC
4683 Pouncey Tract LLC
Grant Deed
$4,140,000 · Noah Bk
Aug 13, 2013
$3,700,000
4683 Pouncey Tract LLC
Btr Tle I LLC
Grant Deed
—
Feb 26, 2009
—
Commonwealth Of Virginia
Btr Tle I LLC
Grant Deed
related
—
Feb 27, 2008
—
Brt Tle I LLC
—
Deed Of Trust
related
$4,640,000 · No Lender On Document
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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