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Property profile & analytics
OFF-MARKET
Estimated value
$21,825,000
Office buildings
4991 Lk Brk Dr Glen Allen, VA 23060-9290
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-0749653
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
99,401 SF
Lot
15.68 ac (682,890 SF)
Zoning code
MIXE
APN
751-769-4739
UPID
US87-0749653
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
-
Highwoods Properties - Richmond Property Management Company Office Space Rental Agency
-
Dynex Capital Inc Real Estate Agency
-
Transact Capital Partners LLC Bank
-
Anthony Vincent Business Broker
-
Pediatrix Medical Group Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$17.81M
Comparable Approach
Comparable
$23.44M
Blend (final)
Blend
$21.83M
Owner & transaction history
Northland Innsbrook LLC · 3 yrs held
Northland Innsbrook LLC
since 2022
Last sale
$23.3M
1 recorded transaction
Zoning & alternative use
MIXE · Glen Allen, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$36.1M
+46.6%
Neighborhood: shopping center
$29.1M
+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
$21,365,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$19,290,000
6.5%
$17,810,000
7%
$16,535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$24,600,000
Current use
RESTAURANT
$36,060,000
Change: +47% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$29,055,000
Change: +18% · Conversion: Difficult
COMMERCIAL (GENERAL)
$24,350,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$21,735,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$21.83M
Range $19.64M – $24.01M · ±10% · vs last sale $23.25M (Sep 6 2022)
Last sale anchor
$23.25M
Sep 6 2022
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
$220 / 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
$109,515
Tax year 2023
Assessed value
$13,194,600
Assessed 2024
Previous assessed
$13,194,600
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$2,491,500
Assessed improvement
$10,703,100
Land market value
$2,491,500
Improvement market value
$10,703,100
Total market value
$13,194,600
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
2006
Heating
FORCED AIR
Cooling
YES
Stories
4
Total area
99,401 SF
Lot
15.68 ac (682,890 SF)
Zoning code
MIXE
APN
751-769-4739
UPID
US87-0749653
Jurisdiction
HENRICO
Zoning & alternative use
MIXE · Glen Allen, VA
Zoning MIXE · permitted uses
MIXE · 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
$24.6M
RESTAURANT
Est. value
$36.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$29.1M
COMMERCIAL (GENERAL)
Est. value
$24.4M
AUTO REPAIR, GARAGE
Est. value
$21.7M
OFFICE BUILDING Current
RESTAURANT
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
2006
Heating
FORCED AIR
Cooling
Yes
Stories
4
Lot
15.68 ac
Current owner
From public records · entity-resolved
Northland Innsbrook LLC
Entity
Free & Clear · 3 yrs held
Mailing address
3100 SMOKETREE CT STE #600, RALEIGH, NC 27604-1050
Ownership since
2022
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
Sep 6, 2022
$23,250,000
Northland Innsbrook LLC
Highwoods Realty LP
Special Warranty Deed
—
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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