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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Assisted living facilities
7657 Meredith Dr Gloucester, VA 23061-4151
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US87-1447709
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1990
Total area
41,528 SF
Lot
1.61 ac (70,132 SF)
Zoning code
B-1
APN
32864
UPID
US87-1447709
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
$950k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$950k
Owner & transaction history
Ivq Gloucester Propco LLC · 6 yrs held
Ivq Gloucester Propco LLC
since 2019
2 recorded transactions
Zoning & alternative use
B-1 · Gloucester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
$950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±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
$23 / 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
$38,936
Tax year 2024
Assessed value
$6,678,500
Assessed 2024
Previous assessed
$6,678,500
+0.0% YoY
Effective rate
0.58%
On assessed value
Assessed land
$1,288,000
Assessed improvement
$5,390,500
Land market value
$1,288,000
Improvement market value
$5,390,500
Total market value
$6,678,500
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
1990
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
1
Total area
41,528 SF
Lot
1.61 ac (70,132 SF)
Zoning code
B-1
APN
32864
UPID
US87-1447709
Jurisdiction
GLOUCESTER
Zoning & alternative use
B-1 · Gloucester, VA
Zoning B-1 · permitted uses
B-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.
Building & site characteristics
From public records
Year built
1990
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
Ivq Gloucester Propco LLC
Entity
Mailing address
534 E MAIN ST, CHARLOTTESVILLE, VA 22902-5395
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2019
—
Ivq Gloucester Propco LLC
Integrated Living Communities Of Gl
Special Warranty Deed
$176,000,000 · Capital One NA
May 13, 2016
—
Alton E Cullen JR
—
Deed
related
$36,732 · Integrated Living Communities Of Glouces
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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