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Property profile & analytics
OFF-MARKET
Estimated value
$860,000
Investment properties
4910 Frst Hl Ave Richmond, VA 23225-3146
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0080407
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2020
Construction
WOOD
Total area
4,983 SF
Lot
0.5 ac (21,732 SF)
Zoning code
B2-POD BUS. COMM. DEV. PO
APN
S-006-0293-008
UPID
US87-0080407
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 Veil Brewing Co. - Forest Hill Production Facility Brewery & Distillery
-
Y Tu Mamá | Mexican Food Restaurant
-
The Veil Production Facility Brewery & Distillery
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$955k
Comparable Approach
Comparable
$914k
Blend (final)
Blend
$860k
Owner & transaction history
Forest Hops LLC · 7 yrs held
Forest Hops LLC
since 2018
3 recorded transactions
Zoning & alternative use
B2-POD BUS. COMM. DEV. PO · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$910,000
+15.4%
Medical building
$830,000
+5.5%
Neighborhood: shopping center
$820,000
+4.1%
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 Richmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richmond 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%
$1,035,000
6.5%
$955,000
7%
$890,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$785,000
Current use
AUTO REPAIR, GARAGE
$910,000
Change: +15% · Conversion: Difficult
MEDICAL BUILDING
$830,000
Change: +6% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$820,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$735,000
Change: -6% · Conversion: Easy
RETAIL STORES
$720,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$860k
Range $774k – $946k · ±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
$173 / 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 2020Property tax & assessments
Tax year 2020
Tax billed
$20
Tax year 2020
Assessed value
$810,000
Assessed 2024
Previous assessed
$752,000
+7.7% YoY
Effective rate
0.00%
On assessed value
Assessed land
$348,000
Assessed improvement
$462,000
Land market value
$348,000
Improvement market value
$462,000
Total market value
$810,000
Applied tax rate
4.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2020
Construction
WOOD
Heating
YES
Cooling
YES
Stories
2
Total area
4,983 SF
Lot
0.5 ac (21,732 SF)
Zoning code
B2-POD BUS. COMM. DEV. PO
APN
S-006-0293-008
UPID
US87-0080407
Jurisdiction
RICHMOND CITY
Zoning & alternative use
B2-POD BUS. COMM. DEV. PO · Richmond, VA
Zoning B2-POD BUS. COMM. DEV. PO · permitted uses
B2-POD BUS. COMM. DEV. PO · Richmond, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$785,000
AUTO REPAIR, GARAGE
Est. value
$910,000
MEDICAL BUILDING
Est. value
$830,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$820,000
OFFICE BUILDING
Est. value
$735,000
RETAIL STORES
Est. value
$720,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
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
2020
Construction
WOOD
Heating
YES
Cooling
Yes
Stories
2
Lot
0.5 ac
Current owner
From public records · entity-resolved
Forest Hops LLC
Entity
Free & Clear · 7 yrs held
Mailing address
7102 LAKEWOOD DR, RICHMOND, VA 23229-7532
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2018
—
Forest Hops LLC
—
Grant Deed
related
$4,640,000 · Virginia Cu
Aug 27, 2018
$550,000
Forest Hops LLC
S G G S LLC
Warranty Deed
—
Jun 1, 2006
$650,000
Sggs LLC
G & L Company
Grant Deed
$552,500 · Village Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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