Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1999
Total area
133,179 SF
Lot
26.01 ac (1,133,126 SF)
Zoning code
M-1
APN
753-770-9025
UPID
US87-0014283
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Department Of Social Services
-
Postal Service Courier Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$31.00M
CAP Approach
CAP
$23.86M
Comparable Approach
Comparable
$33.23M
Blend (final)
Blend
$34.68M
Owner & transaction history
since 2024
Last sale
$44.5M
1 recorded transaction
Zoning & alternative use
M-1 · Glen Allen, VA
Top alternative use upside
Restaurant
$48.3M
+46.6%
Neighborhood: shopping center
$38.9M
+18.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$34.68M
Value range
$31.21M – $38.15M
±10% around blend
Estimated value / SF
$260 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
$31.21M
blend $34.68M
$38.15M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
133,179 SF
Lot area
26.01 ac
Year built
1999
Stories
3
APN
753-770-9025
Zoning
M-1
Assessed value
$18,703,800
Annual tax
$190,492
3
Income approach: direct capitalization
Partial preview
Income approach indication
$23.86M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$25.85M
@ 6.5% CAP return
$23.86M
@ 7% CAP return
$22.16M
4
Sales comparison
Partial preview
Sales approach indication
$13.37M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.6 mi away · 131,250 SF
5.7 mi away · 152,000 SF
8.6 mi away · 108,996 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$34.68M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 42 sales
$247
+5%
Submarket 57 sales
$230
+13%
County 201 sales
$156
+67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $260/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+47%
vs current-use indication
Neighborhood: Shopping Center
Office Building · current use
Commercial (general)
Auto Repair, Garage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
5.00%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.00%
9.0%
NOI (est.)
$3.12M *
Last sale · Jan 2026
$44.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$62.30M
Move the market yield to see immediate price impact.
Value / SF
$468
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.50%5.00%5.50%
$2.80M
$62.30M
$56.07M
$50.97M
$3.12M
$69.22M
$62.30M
$56.64M
$3.43M
$76.14M
$68.53M
$62.30M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$11.50M
0.5 mi · Oct 2025 · $100/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$190,492
Tax year 2023
Assessed value
$18,703,800
Assessed 2024
Previous assessed
$26,998,000
-30.7% YoY
Effective rate
1.02%
On assessed value
Assessed land
$3,688,700
Assessed improvement
$15,015,100
Land market value
$3,688,700
Improvement market value
$15,015,100
Total market value
$18,703,800
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
AC.PACKAGE
Stories
3
Total area
133,179 SF
Lot
26.01 ac (1,133,126 SF)
Zoning code
M-1
APN
753-770-9025
UPID
US87-0014283
Jurisdiction
HENRICO
Zoning & alternative use
M-1 · Glen Allen, VAZoning M-1 · permitted uses
M-1 · Glen Allen, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Cooling
Yes
Stories
3
Lot
26.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M-1
Jurisdiction
Glen Allen, VA
Recorded code
M-1
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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