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Property profile & analytics
OFF-MARKET
Estimated value
$1,580,000
Assisted living facilities
5800 Harbour Ln, Midlothian, VA 23112-2101
Entity Owned
12-yr Hold
Free & Clear
Property ID
US87-0942520
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2019
Total area
61,867 SF
Lot
5.15 ac (224,160 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
730-67-51-28-200-000
UPID
US87-0942520
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
-
Auburn Hill Senior Living - Assisted Living & Memory Care Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.58M
Owner & transaction history
Wexwater LLC · 12 yrs held
Wexwater LLC
since 2013
7 recorded transactions
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.6M
+47.3%
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 Midlothian submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Midlothian 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,760,000
Current use
RETAIL STORES
$2,590,000
Change: +47% · Conversion: Difficult
Blend value · Realmo final
$1.58M
Range $1.42M – $1.74M · ±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
$26 / 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
$149,775
Tax year 2024
Assessed value
$16,595,800
Assessed 2024
Previous assessed
$16,225,100
+2.3% YoY
Effective rate
0.90%
On assessed value
Assessed land
$1,232,900
Assessed improvement
$15,362,900
Land market value
$1,232,900
Improvement market value
$15,362,900
Total market value
$16,595,800
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2019
Heating
HEAT PUMP
Stories
1
Total area
61,867 SF
Lot
5.15 ac (224,160 SF)
Zoning code
O2 - CORP OFFICE DIST
APN
730-67-51-28-200-000
UPID
US87-0942520
Jurisdiction
CHESTERFIELD
Zoning & alternative use
O2 - CORP OFFICE DIST · Midlothian, VA
Zoning O2 - CORP OFFICE DIST · permitted uses
O2 - CORP OFFICE DIST · Midlothian, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Midlothian. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.8M
RETAIL STORES
Est. value
$2.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
2019
Heating
HEAT PUMP
Stories
1
Lot
5.15 ac
Current owner
From public records · entity-resolved
Wexwater LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1810 MACTAVISH AVE, RICHMOND, VA 23230-4306
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
38 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 27, 2018
—
5800 Harbour Lane LLC
—
Deed
related
$19,995,000 · Grandbridge R/e Cap
Jun 9, 2014
—
5800 Harbour Lane LLC
—
Grant Deed
related
$1,720,000 · United Bk
Dec 9, 2013
$2,000,000
Wexwater LLC
Samuel I White PC
Trustees Deed
—
Sep 11, 2013
—
Chappell,walter L & V R Trust
Chappell,walter L & V Ruth
Quit Claim Deed
related
—
Oct 8, 2004
$15,900
Gertrude V Powell
Bicc
Grant Deed
$14,310 · Bicc LP
Oct 6, 2004
$10,900
Anthony F Wiggins
Bicc
Grant Deed
$9,810 · Bicc LP
Oct 6, 2004
$12,900
John S Finn JR.
Bicc
Grant Deed
$11,610 · Bicc LP
Oct 6, 2004
$8,900
Arthur L Taylor
Bicc
Grant Deed
$8,010 · Bicc LP
Oct 4, 2004
$9,900
James C Brooks SR.
Bicc
Grant Deed
$8,910 · Bicc LP
Oct 4, 2004
$7,900
Janet E Brown
Bicc
Grant Deed
$7,110 · Bicc LP
Oct 4, 2004
$8,900
Brenda Henley
Bicc
Grant Deed
$8,010 · Bicc LP
Oct 4, 2004
$11,900
Dale Patnaude
Bicc
Grant Deed
$10,710 · Bicc LP
Oct 4, 2004
$13,000
Joan M Lyons
Bicc
Grant Deed
$11,610 · Bicc LP
Oct 4, 2004
$7,000
Andrew Bryance
Bicc
Grant Deed
$6,300 · Bicc LP
Oct 1, 2004
—
Bicc
—
Deed Of Trust
related
$2,000,000 · Merchants Mortgage & Trust
Jun 9, 2004
—
Bicc Ltd Parnership
—
Trustees Deed
related
$2,200,000 · G & G LLC
—
—
Curnell M Westbrook
—
Deed Of Trust
related
$13,410 · Bicc LP
—
—
David R Emery
—
Deed Of Trust
related
$11,610 · Bicc LP
—
—
Frank W Hunter
—
Deed Of Trust
related
$14,310 · Bicc LP
—
—
Douglas Robinson
—
Deed Of Trust
related
$8,010 · Bicc LP
—
—
Charles L Fisher
—
Deed Of Trust
related
$9,810 · Bicc LP
—
—
Evelyn P Ragland
—
Deed Of Trust
related
$9,810 · Bicc LP
—
—
Delano L White
—
Deed Of Trust
related
$8,910 · Bicc LP
—
—
Osbrne K Bailey
—
Deed Of Trust
related
$8,010 · Bicc LP
—
—
Bridgette C Jones
—
Deed Of Trust
related
$8,010 · Bicc LP
—
—
Laura W Stevens
—
Deed Of Trust
related
$9,810 · Bicc LP
—
—
Cassandra B Bell
—
Deed Of Trust
related
$11,610 · Bicc LP
—
—
5800 Harbour Lane LLC
—
Deed Of Trust
related
$19,995,000 · Grandbridge R/e Cap
—
—
Darnell M Robinson
—
Deed Of Trust
related
$9,810 · Bicc LP
—
—
Herman F Chandler
—
Deed Of Trust
related
$13,410 · Bicc LP
—
—
John Romano
—
Deed Of Trust
related
$11,610 · Bicc LP
—
—
Willie A Coles
—
Deed Of Trust
related
$14,310 · Bicc LP
—
—
Douglas Robinson
—
Deed Of Trust
related
$8,010 · Bicc LP
—
—
Benjamin F Herman
—
Deed Of Trust
related
$9,810 · Bicc LP
—
—
Margaret C Ansari
—
Deed Of Trust
related
$7,110 · Bicc LP
—
—
Delano L White
—
Deed Of Trust
related
$10,710 · Bicc LP
—
—
Donald Hattley
—
Deed Of Trust
related
$7,110 · Bicc LP
—
—
Nina K Fink
—
Deed Of Trust
related
$9,010 · Bicc LP
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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