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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Apartment buildings
7280 Botetourt Ave, Gloucester, VA 23061
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1601054
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Total area
10,880 SF
Lot
0.17 ac (7,405 SF)
Zoning code
SF-1
APN
15859
UPID
US87-1601054
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.44M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.36M
Owner & transaction history
Greenleafe Old River LLC · 1 yrs held
Greenleafe Old River LLC
since 2025
Last sale
$1.3M
1 recorded transaction
Zoning & alternative use
SF-1 · Gloucester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.1M
+130.6%
Office building
$1.7M
+85.0%
Medical building
$1.3M
+42.0%
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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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
$1,380,000
ML approach
$1,440,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$920,000
Current use
COMMERCIAL (GENERAL)
$2,120,000
Change: +131% · Conversion: Moderate
OFFICE BUILDING
$1,700,000
Change: +85% · Conversion: Moderate
MEDICAL BUILDING
$1,305,000
Change: +42% · Conversion: Moderate
RETAIL STORES
$1,180,000
Change: +28% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: +28% · Conversion: Difficult
RESTAURANT
$1,015,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.30M (Jan 2 2025)
Last sale anchor
$1.30M
Jan 2 2025
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
$125 / 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
$3,853
Tax year 2024
Assessed value
$649,750
Assessed 2024
Previous assessed
$649,750
+0.0% YoY
Effective rate
0.59%
On assessed value
Assessed land
$50,850
Assessed improvement
$598,900
Land market value
$50,850
Improvement market value
$598,900
Total market value
$649,750
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1984
Heating
HEAT PUMP
Cooling
YES
Stories
2
Units
10
Rooms
40
Bathrooms
20
Total area
10,880 SF
Lot
0.17 ac (7,405 SF)
Zoning code
SF-1
APN
15859
UPID
US87-1601054
Jurisdiction
GLOUCESTER
Zoning & alternative use
SF-1 · Gloucester, VA
Zoning SF-1 · permitted uses
SF-1 · Gloucester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$920,000
COMMERCIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
RESTAURANT
Est. value
$1.0M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
RESTAURANT
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
1984
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Units
10
Rooms
40
Bathrooms
20
Lot
0.17 ac
Current owner
From public records · entity-resolved
Greenleafe Old River LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3258 GEORGE WASHINGTON MEMORIAL HWY, HAYES, VA 23072-3312
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 2, 2025
$1,300,000
Greenleafe Old River LLC
Gloucester Commons Townhouses LLC
Warranty Deed
—
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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