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Property profile & analytics
FOR LEASE
Office buildings
7275 Glen Forest Dr Richmond, VA 23226
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-3997463
For Lease
1 / 4
$7,070,000
7275 Glen Forest Dr, Richmond, VA 23226
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Total area
39,385 SF
Lot
2.49 ac (108,377 SF)
Zoning code
O-3C
APN
763-745-8463
UPID
US87-3997463
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
-
Dakota Wealth Management Financial Advisor
-
Susan Ulmer Physician
-
Dr. Kimberly Imajo Physician
-
Leah Hunt Ball Physician
-
Tara Ruth Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.94M
CAP Approach
CAP
$8.69M
Comparable Approach
Comparable
$6.23M
Blend (final)
Blend
$7.07M
Owner & transaction history
Glen Forest Owners Corp · 4 yrs held
Glen Forest Owners Corp
since 2022
Last sale
$7.7M
4 recorded transactions
Zoning & alternative use
O-3C · Richmond, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.1M
+52.3%
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 Richmond submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Richmond 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
$6,750,000
ML approach
$6,940,000
CAP Approach
CAP Return
Estimation
6%
$9,415,000
6.5%
$8,690,000
7%
$8,070,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,275,000
Current use
RESTAURANT
$11,085,000
Change: +52% · Conversion: Moderate
AUTO REPAIR, GARAGE
$7,175,000
Change: -1% · Conversion: Difficult
MEDICAL BUILDING
$6,560,000
Change: -10% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$6,470,000
Change: -11% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$6,330,000
Change: -13% · Conversion: Easy
COMMERCIAL (GENERAL)
$6,220,000
Change: -15% · Conversion: Easy
Blend value · Realmo final
$7.07M
Range $6.36M – $7.78M · ±10% · vs last sale $7.71M (Jan 12 2022)
Last sale anchor
$7.71M
Jan 12 2022
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
$180 / 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
$36,425
Tax year 2023
Assessed value
$4,388,600
Assessed 2024
Previous assessed
$4,388,600
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$460,600
Assessed improvement
$3,928,000
Land market value
$460,600
Improvement market value
$3,928,000
Total market value
$4,388,600
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1986
Heating
NONE
Cooling
AC.PACKAGE
Stories
3
Total area
39,385 SF
Lot
2.49 ac (108,377 SF)
Zoning code
O-3C
APN
763-745-8463
UPID
US87-3997463
Jurisdiction
HENRICO
Zoning & alternative use
O-3C · Richmond, VA
Zoning O-3C · permitted uses
O-3C · Richmond, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Richmond. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.3M
RESTAURANT
Est. value
$11.1M
AUTO REPAIR, GARAGE
Est. value
$7.2M
MEDICAL BUILDING
Est. value
$6.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$6.2M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1986
Heating
NONE
Cooling
Yes
Stories
3
Lot
2.49 ac
Current owner
From public records · entity-resolved
Glen Forest Owners Corp
Entity
Mailing address
7201 GLN FRST DR STE #202, RICHMOND, VA 23226-3759
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2022
$7,710,588
Glen Forest Owners Corp
Fc Richmond II LLC
Special Warranty Deed
$59,000,000 · Citi Real Estate Funding INC
Jan 12, 2022
$5,241,058
Glen Forest Owners Corp
Fc Richmond II LLC
Special Warranty Deed
—
Aug 3, 2007
$5,915,050
Fc Richmond II LLC
Pruitt Properties INC
Grant Deed
—
Aug 3, 2007
—
Fc Richmond II LLC
North Gayton Co
Quit Claim Deed
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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