Entity Owned Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1992
Total area
78,198 SF
Lot
11.16 ac (486,304 SF)
Zoning code
B-1
APN
41250
UPID
US87-1480544
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
-
Pet Store & Service
-
Garden Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.88M
Blend (final)
Blend
$7.67M
Owner & transaction history
since 2022
Last sale
$7.5M
1 recorded transaction
Zoning & alternative use
B-1 · Gloucester, VA
Top alternative use upside
Office building
$11.6M
+2.8%
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.
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.67M
Value range
$6.90M – $8.44M
±10% around blend
Estimated value / SF
$98 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$6.90M
blend $7.67M
$8.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
78,198 SF
Lot area
11.16 ac
Year built
1992
Stories
1
APN
41250
Zoning
B-1
Assessed value
$7,563,760
Annual tax
$44,097
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$9.88M
Range $4.43M – $17.53M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 19 sales
$145
-32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $98/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+3%
vs current-use indication
Retail Stores · 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
Not available
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: replacement-cost inputs are not on file.
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.
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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
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.45M
Move the market yield to see immediate price impact.
Value / SF
$95
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
5.00%7.00%9.00%
$469k
$9.39M
$6.70M
$5.22M
$522k
$10.43M
$7.45M
$5.79M
$574k
$11.47M
$8.19M
$6.37M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$44,097
Tax year 2024
Assessed value
$7,563,760
Assessed 2024
Previous assessed
$7,563,760
+0.0% YoY
Effective rate
0.58%
On assessed value
Assessed land
$3,178,700
Assessed improvement
$4,385,060
Land market value
$3,178,700
Improvement market value
$4,385,060
Total market value
$7,563,760
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1992
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
4
Total area
78,198 SF
Lot
11.16 ac (486,304 SF)
Zoning code
B-1
APN
41250
UPID
US87-1480544
Jurisdiction
GLOUCESTER
Zoning & alternative use
B-1 · Gloucester, VAZoning B-1 · permitted uses
B-1 · Gloucester, 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
1992
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
4
Lot
11.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-1
Jurisdiction
Gloucester, VA
Recorded code
B-1
Ownership Intelligence
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What opens after registration
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
Private report access
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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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