Entity Owned Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2014
Total area
995,854 SF
Lot
97.55 ac (4,249,278 SF)
Zoning code
M-2
APN
851-705-5088
UPID
US87-2266782
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$104.75M
CAP Approach
CAP
$95.57M
Comparable Approach
Comparable
$83.61M
Blend (final)
Blend
$104.75M
Owner & transaction history
since 2024
Last sale
$104.8M
1 recorded transaction
Zoning & alternative use
M-2 · Sandston, VA
Top alternative use upside
Retail stores
$155.7M
+82.3%
Office building
$154.9M
+81.3%
Commercial (general)
$144.1M
+68.6%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$104.75M
Value range
$94.28M – $115.23M
±10% around blend
Estimated value / SF
$105 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$94.28M
blend $104.75M
$115.23M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
995,854 SF
Lot area
97.55 ac
Year built
2014
Stories
1
APN
851-705-5088
Zoning
M-2
Assessed value
$69,921,900
Annual tax
$621,352
3
Income approach: direct capitalization
Partial preview
Income approach indication
$95.57M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$103.54M
@ 6.5% CAP return
$95.57M
@ 7% CAP return
$88.75M
4
Sales comparison
Partial preview
Sales approach indication
$83.61M
Range $54.87M – $161.12M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$104.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 57 sales
$86
+23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $105/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+82%
vs current-use indication
Office Building
Commercial (general)
Warehouse, Storage · current use
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this warehouses
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 · 5.90%
9.0%
NOI (est.)
$7.33M *
Last sale · Oct 2024
$104.75M
* 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$124.28M
Move the market yield to see immediate price impact.
Value / SF
$125
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
5.40%5.90%6.40%
$6.60M
$122.21M
$111.85M
$103.11M
$7.33M
$135.79M
$124.28M
$114.57M
$8.07M
$149.37M
$136.71M
$126.03M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$621,352
Tax year 2024
Assessed value
$69,921,900
Assessed 2024
Previous assessed
$69,921,900
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$6,983,500
Assessed improvement
$62,938,400
Land market value
$6,983,500
Improvement market value
$62,938,400
Total market value
$69,921,900
Applied tax rate
5.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2014
Heating
YES
Cooling
YES
Stories
1
Total area
995,854 SF
Lot
97.55 ac (4,249,278 SF)
Zoning code
M-2
APN
851-705-5088
UPID
US87-2266782
Jurisdiction
HENRICO
Zoning & alternative use
M-2 · Sandston, VAZoning M-2 · permitted uses
M-2 · Sandston, 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
2014
Heating
YES
Cooling
Yes
Stories
1
Lot
97.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M-2
Jurisdiction
Sandston, VA
Recorded code
M-2
Ownership Intelligence
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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.
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