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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Apartment buildings
91 Riv Palms Rd Newport News, VA 23608-8489
Individually Owned
16-yr Hold
Free & Clear
Property ID
US87-0940716
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2010
Total area
1,234 SF
Lot
3.58 ac (155,945 SF)
Zoning code
R7
APN
70000602
UPID
US87-0940716
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
-
River Mews Apartments and Townhomes Apartment Complex Townhouse Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
Mews Section River III · 16 yrs held
Mews Section River III
since 2010
2 recorded transactions
Zoning & alternative use
R7 · Newport News, 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 Newport News submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport News 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$895 / 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
$126,436
Tax year 2023
Assessed value
$10,401,000
Assessed 2023
Previous assessed
$10,401,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$900,000
Assessed improvement
$9,501,000
Land market value
$900,000
Improvement market value
$9,501,000
Total market value
$10,401,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2010
Heating
FORCED AIR
Cooling
YES
Stories
3
Units
60
Bathrooms
2
Total area
1,234 SF
Lot
3.58 ac (155,945 SF)
Zoning code
R7
APN
70000602
UPID
US87-0940716
Jurisdiction
NEWPORT NEWS CITY
Zoning & alternative use
R7 · Newport News, VA
Zoning R7 · permitted uses
R7 · Newport News, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Newport News. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2010
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
60
Bathrooms
2
Lot
3.58 ac
Current owner
From public records · entity-resolved
Mews Section River III
Individual
Free & Clear · 16 yrs held
Mailing address
397 LITTLE NCK RD BLDG SUITE200, VIRGINIA BEACH, VA 23452-5765
Ownership since
2010
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 23, 2014
—
River Mews LLC
—
Loan Modification
related
$22,000,000 · John Hancock Life Insurance Co
May 13, 2010
—
Mews Section River III
H & S Associates
Grant Deed
related
—
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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