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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Office Spaces
5401 Fallowater Ln Roanoke, VA 24018-0948
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0621068
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2001
Total area
11,880 SF
Lot
0.99 ac (43,124 SF)
Zoning code
C2C
APN
077.19-01-31
UPID
US87-0621068
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
-
Total Life Counseling Inc Counselor
-
Young Life Child Welfare Organization Charitable Organization
-
STI Components, Inc. Textile Manufacturer
-
David W. Peterson, THM Counselor Doctor
-
Straight Street Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$1.24M
Owner & transaction history
Build Sturdy LLC · 3 yrs held
Build Sturdy LLC
since 2022
Last sale
$1.0M
4 recorded transactions
Zoning & alternative use
C2C · Roanoke, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Roanoke submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roanoke 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
$1,285,000
ML approach
$1,305,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,040,000
Current use
Blend value · Realmo final
$1.24M
Range $1.12M – $1.36M · ±10% · vs last sale $1.00M (Aug 22 2022)
Last sale anchor
$1.00M
Aug 22 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
$104 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$12,100
Tax year 2024
Assessed value
$1,163,500
Assessed 2024
Previous assessed
$1,147,100
+1.4% YoY
Effective rate
1.04%
On assessed value
Assessed land
$272,300
Assessed improvement
$891,200
Land market value
$272,300
Improvement market value
$891,200
Total market value
$1,163,500
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2001
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
2
Bathrooms
9
Total area
11,880 SF
Lot
0.99 ac (43,124 SF)
Zoning code
C2C
APN
077.19-01-31
UPID
US87-0621068
Jurisdiction
ROANOKE
Zoning & alternative use
C2C · Roanoke, VA
Zoning C2C · permitted uses
C2C · Roanoke, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Roanoke. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
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
2001
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Bathrooms
9
Lot
0.99 ac
Current owner
From public records · entity-resolved
Build Sturdy LLC
Entity
Mailing address
4015 WINDING WAY RD SW, ROANOKE, VA 24018-8804
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2022
$1,000,000
Build Sturdy LLC
Cmg Properties Lc
Deed
$935,000 · American National Bank & Trust Co
Oct 23, 2017
$1,500,000
Fallowater Associates LLC
State Farm Mutual Automobile I
Trustees Deed
$1,564,000 · Hometrust Bk
May 1, 2001
$602,500
Cmg Properties
A P Residential
Grant Deed
—
Nov 1, 2000
—
A P Residential
—
Grant Deed
related
—
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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