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Property profile & analytics
OFF-MARKET
Estimated value
$1,700,000
Office buildings
7850 Villa Park Dr, Henrico, VA 23228-6514
Entity Owned
10-yr Hold
Free & Clear
Property ID
US87-2388111
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2015
Total area
10,000 SF
Lot
4.11 ac (179,206 SF)
Zoning code
O/SC
APN
782-753-6258
UPID
US87-2388111
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.21M
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$1.70M
Owner & transaction history
County Corp · 10 yrs held
County Corp
since 2015
2 recorded transactions
Zoning & alternative use
O/SC · Henrico, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+100.1%
Auto repair, garage
$1.8M
+29.5%
Medical building
$1.7M
+18.4%
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 Henrico submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Henrico 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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,390,000
6.5%
$2,205,000
7%
$2,050,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,405,000
Current use
RESTAURANT
$2,815,000
Change: +100% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,820,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$1,665,000
Change: +18% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,645,000
Change: +17% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,610,000
Change: +14% · Conversion: Easy
RETAIL STORES
$1,440,000
Change: +2% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,405,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$1.70M
Range $1.53M – $1.87M · ±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
$170 / 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
Assessed value
$2,186,000
Assessed 2024
Previous assessed
$2,186,000
+0.0% YoY
Assessed land
$276,500
Assessed improvement
$1,909,500
Land market value
$276,500
Improvement market value
$1,909,500
Total market value
$2,186,000
Applied tax rate
4.0000
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
Off-Market
Year built
2015
Heating
SPACE
Cooling
AC.PACKAGE
Stories
1
Total area
10,000 SF
Lot
4.11 ac (179,206 SF)
Zoning code
O/SC
APN
782-753-6258
UPID
US87-2388111
Jurisdiction
HENRICO
Zoning & alternative use
O/SC · Henrico, VA
Zoning O/SC · permitted uses
O/SC · Henrico, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Henrico. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
RESTAURANT
Est. value
$2.8M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
RETAIL STORES
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2015
Heating
SPACE
Cooling
Yes
Stories
1
Lot
4.11 ac
Current owner
From public records · entity-resolved
County Corp
Entity
Free & Clear · 10 yrs held
Mailing address
HENRICO, VA 23273
Ownership since
2015
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
Jul 31, 2015
$3,562,000
County Corp
Hpdc Partners LLC
Warranty Deed
—
Nov 6, 2014
$262,500
Hpdc Partners LLC
Acoustic Architecture LLC
Grant 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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