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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Office buildings
5709 Churchland Blvd Portsmouth, VA 23703-3314
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-0442901
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1960
Construction
LIGHT FRAME
Total area
3,233 SF
Lot
0.43 ac (18,513 SF)
Zoning code
GMU
APN
0809-0080
UPID
US87-0442901
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 Collins Law Firm, P.C. Law Firm
-
Betsy Cornatzer PC Law Firm
-
Lily's Spa Room Alternative Medicine Practice Spa & Massage Center
-
Tremaine Home Health Care Home Health Care Service
-
Metro Brokers of Hampton Roads Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$665k
Blend (final)
Blend
$575k
Owner & transaction history
Lck Group LLC
Lck Group LLC
since 2026
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
GMU · Portsmouth, 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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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
OFFICE BUILDING
$445,000
Current use
MEDICAL BUILDING
$395,000
Change: -11% · Conversion: Easy
RETAIL STORES
$390,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $550k (Jan 5 2026)
Last sale anchor
$550k
Jan 5 2026
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
$178 / 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
$6,820
Tax year 2023
Assessed value
$471,710
Assessed 2023
Previous assessed
$471,710
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$360,690
Assessed improvement
$111,020
Land market value
$360,690
Improvement market value
$111,020
Total market value
$471,710
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
1960
Construction
LIGHT FRAME
Heating
CENTRAL
Cooling
YES
Stories
1
Bathrooms
4
Total area
3,233 SF
Lot
0.43 ac (18,513 SF)
Zoning code
GMU
APN
0809-0080
UPID
US87-0442901
Jurisdiction
PORTSMOUTH CITY
Zoning & alternative use
GMU · Portsmouth, VA
Zoning GMU · permitted uses
GMU · Portsmouth, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$445,000
MEDICAL BUILDING
Est. value
$395,000
RETAIL STORES
Est. value
$390,000
OFFICE BUILDING Current
MEDICAL 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
1960
Construction
LIGHT FRAME
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.43 ac
Current owner
From public records · entity-resolved
Lck Group LLC
Entity
Free & Clear · 0 yrs held
Mailing address
904 JODI LYNN TRL, CHESAPEAKE, VA 23322-4262
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2026
—
Lck Group LLC
Lily Knauft
Deed
—
Jan 5, 2026
$550,000
Lily Knauft
Negri Family Properties LLC
Bargain & Sale Deed
—
Jun 11, 2019
—
Negri Family Properties LLC
—
Deed
related
$70,000 · Towne Bk
Aug 25, 2009
—
Negri Family Properties LLC
Negri,cory A & Cynthia T
Quit Claim Deed
related
—
—
—
Negri Family Properties LLC
—
Deed Of Trust
related
$70,000 · Towne Bk
—
—
Cory A Negri
—
Loan Modification
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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