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Property profile & analytics
OFF-MARKET
Estimated value
$895,000
Warehouses
807 Gust Ln Portsmouth, VA 23701
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-0756552
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1995
Total area
9,120 SF
Lot
0.54 ac (23,653 SF)
Zoning code
IL
APN
0535-0013
UPID
US87-0756552
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
$895k
CAP Approach
CAP
$1.04M
Comparable Approach
Comparable
$765k
Blend (final)
Blend
$895k
Owner & transaction history
Cintas Corporation No 2 · 4 yrs held
Cintas Corporation No 2
since 2022
Last sale
$1.2M
3 recorded transactions
Zoning & alternative use
IL · Portsmouth, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+52.0%
Medical building
$1.1M
+34.9%
Retail stores
$1.1M
+32.3%
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 Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth 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
$875,000
ML approach
$895,000
CAP Approach
CAP Return
Estimation
6%
$1,120,000
6.5%
$1,035,000
7%
$960,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$825,000
Current use
OFFICE BUILDING
$1,255,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$1,115,000
Change: +35% · Conversion: Difficult
RETAIL STORES
$1,095,000
Change: +32% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$860,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$895k
Range $806k – $985k · ±10% · vs last sale $1.21M (May 17 2022)
Last sale anchor
$1.21M
May 17 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
$98 / 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
$10,928
Tax year 2023
Assessed value
$701,890
Assessed 2023
Previous assessed
$701,890
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$145,200
Assessed improvement
$556,690
Land market value
$145,200
Improvement market value
$556,690
Total market value
$701,890
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1995
Heating
OTHER
Cooling
NONE
Stories
1
Total area
9,120 SF
Lot
0.54 ac (23,653 SF)
Zoning code
IL
APN
0535-0013
UPID
US87-0756552
Jurisdiction
PORTSMOUTH CITY
Zoning & alternative use
IL · Portsmouth, VA
Zoning IL · permitted uses
IL · Portsmouth, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$825,000
OFFICE BUILDING
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$860,000
WAREHOUSE, STORAGE Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1995
Heating
OTHER
Cooling
Yes
Stories
1
Lot
0.54 ac
Current owner
From public records · entity-resolved
Cintas Corporation No 2
Entity
Free & Clear · 4 yrs held
Mailing address
805 GUST LN, PORTSMOUTH, VA 23701-4238
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2025
—
La & Mh Properties LLC
—
Deed
related
$1,500,000 · Chesapeake Horizons LLC
May 17, 2022
—
Cintas Corporation No 2
G&k Services Co LLC
Quit Claim Deed
related
—
May 17, 2022
$1,214,386
La & Mh Properties LLC
Cintas Corporation No 2
Special Warranty Deed
$1,092,900 · Harvest Small Business Finance LLC
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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