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Property profile & analytics
OFF-MARKET
Estimated value
$18,005,000
Office buildings
860 Greenbrier Cir Ste 100 Chesapeake, VA 23320-2640
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-0860677
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.33M
Comparable Approach
Comparable
$17.42M
Blend (final)
Blend
$18.01M
Owner & transaction history
Kas Greenbrier LLC · 4 yrs held
Kas Greenbrier LLC
since 2022
Last sale
$19.3M
2 recorded transactions
Zoning & alternative use
PUD: PLANNED UNIT DEVELOP · Chesapeake, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$25.8M
+97.5%
Retail stores
$17.4M
+33.0%
Commercial (general)
$15.5M
+18.7%
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 Chesapeake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chesapeake 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
$16,005,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$25,265,000
6.5%
$23,325,000
7%
$21,655,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,090,000
Current use
AUTO REPAIR, GARAGE
$25,845,000
Change: +97% · Conversion: Difficult
RETAIL STORES
$17,405,000
Change: +33% · Conversion: Moderate
COMMERCIAL (GENERAL)
$15,540,000
Change: +19% · Conversion: Easy
WAREHOUSE, STORAGE
$12,985,000
Change: -1% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,815,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$18.01M
Range $16.20M – $19.81M · ±10% · vs last sale $19.30M (Feb 11 2022)
Last sale anchor
$19.30M
Feb 11 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
$194 / 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 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
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
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, VA
Zoning PUD: PLANNED UNIT DEVELOP · permitted uses
PUD: PLANNED UNIT DEVELOP · Chesapeake, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chesapeake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$13.1M
AUTO REPAIR, GARAGE
Est. value
$25.8M
RETAIL STORES
Est. value
$17.4M
COMMERCIAL (GENERAL)
Est. value
$15.5M
WAREHOUSE, STORAGE
Est. value
$13.0M
INDUSTRIAL (GENERAL)
Est. value
$10.8M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
INDUSTRIAL (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
1985
Heating
HEAT PUMP
Stories
60
Units
1
Lot
11.44 ac
Current owner
From public records · entity-resolved
Kas Greenbrier LLC
Entity
Mailing address
6303 WATERFORD DISTRICT DR STE #350, MIAMI, FL 33126-6027
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2022
$19,300,000
Kas Greenbrier LLC
Fp Greenbrier Towers LLC
Special Warranty Deed
$13,500,000 · Citi Real Estate Funding INC
Apr 25, 2018
$120,000
Nvr INC A Virginia Corporation
Culpepper Landing Lc A Virginia Lim
Special 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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