Entity Owned 
For Lease
1 / 2
Contact for pricing
860 Greenbrier Cir, Chesapeake, VA 23320
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
92,893 SF
Lot
11.44 ac (498,239 SF)
Zoning code
PUD: PLANNED UNIT DEVELOP
APN
280000000450
UPID
US87-0860677
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.33M
Comparable Approach
Comparable
$17.42M
Blend (final)
Blend
$16.01M
Owner & transaction history
since 2022
Last sale
$19.3M
2 recorded transactions
Zoning & alternative use
PUD: PLANNED UNIT DEVELOP · Chesapeake, VA
Top alternative use upside
Auto repair, garage
$25.8M
+97.5%
Retail stores
$17.4M
+33.0%
Commercial (general)
$15.5M
+18.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$16.01M
Value range
$14.40M – $17.61M
±10% around blend
Estimated value / SF
$172 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$14.40M
blend $16.01M
$17.61M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
92,893 SF
Lot area
11.44 ac
Year built
1985
Stories
60
APN
280000000450
Zoning
PUD: PLANNED UNIT DEVELOP
Assessed value
$19,461,900
Annual tax
$231,668
3
Income approach: direct capitalization
Partial preview
Income approach indication
$23.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$25.27M
@ 6.5% CAP return
$23.33M
@ 7% CAP return
$21.66M
4
Sales comparison
Partial preview
Sales approach indication
$17.42M
Range $8.78M – $17.42M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$16.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 37 sales
$141
+22%
Submarket 76 sales
$140
+23%
County 76 sales
$140
+23%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $172/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+97%
vs current-use indication
Retail Stores
Commercial (general)
Office Building · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
9.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.50%
9.0%
NOI (est.)
$1.35M *
Last sale · Feb 2022
$19.30M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.22M
Move the market yield to see immediate price impact.
Value / SF
$153
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
9.00%9.50%10.00%
$1.22M
$13.51M
$12.80M
$12.16M
$1.35M
$15.01M
$14.22M
$13.51M
$1.49M
$16.51M
$15.64M
$14.86M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$231,668
Tax year 2019
Assessed value
$19,461,900
Assessed 2023
Previous assessed
$21,605,000
-9.9% YoY
Effective rate
1.19%
On assessed value
Assessed land
$3,278,900
Assessed improvement
$16,183,000
Land market value
$3,278,900
Improvement market value
$16,183,000
Total market value
$19,461,900
Applied tax rate
43.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1985
Heating
HEAT PUMP
Stories
60
Units
1
Total area
92,893 SF
Lot
11.44 ac (498,239 SF)
Zoning code
PUD: PLANNED UNIT DEVELOP
APN
280000000450
UPID
US87-0860677
Jurisdiction
CHESAPEAKE CITY
Zoning & alternative use
PUD: PLANNED UNIT DEVELOP · Chesapeake, VAZoning PUD: PLANNED UNIT DEVELOP · permitted uses
PUD: PLANNED UNIT DEVELOP · Chesapeake, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
HEAT PUMP
Stories
60
Units
1
Lot
11.44 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PUD: PLANNED UNIT DEVELOP
Jurisdiction
Chesapeake, VA
Recorded code
PUD: PLANNED UNIT DEVELOP
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PUD: PLANNED UNIT DEVELOP in Chesapeake, VA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Get access to Data & Analytics Reports
Choose the membership plan that suits your needs
Unlock 1 Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Your report includes if available
- Property Ownership
- Basic report summary
MOST POPULAR
Professional plan
$99
/mo
30 FULL REPORTS a month.
Your membership includes if available
- Property Insight Report
- Value Estimation
- Cap Rate Calculation
- Location Intelligence
- Business Placement
- Ownership
- Zoning
Enterprise plan
$299
/mo
300 FULL REPORTS a month.
Your membership includes if available
- Property Insight Report
- Value Estimation
- Cap Rate Calculation
- Location Intelligence
- Business Placement
- Ownership
- Zoning
