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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Retail space
9651 Woods Cross Rd, Gloucester, VA 23061-3031
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-2659318
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2017
Total area
8,120 SF
Lot
2.09 ac (90,866 SF)
Zoning code
B-4
APN
44464
UPID
US87-2659318
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
by Request
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.11M
Owner & transaction history
Borzak Properties INC · 2 yrs held
Borzak Properties INC
since 2024
7 recorded transactions
Zoning & alternative use
B-4 · Gloucester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+2.8%
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 Gloucester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gloucester 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,175,000
Current use
OFFICE BUILDING
$1,205,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$1.11M
Range $999k – $1.22M · ±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
$137 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$10,165
Tax year 2024
Assessed value
$1,743,490
Assessed 2024
Previous assessed
$1,743,490
+0.0% YoY
Effective rate
0.58%
On assessed value
Assessed land
$771,500
Assessed improvement
$971,990
Land market value
$771,500
Improvement market value
$971,990
Total market value
$1,743,490
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2017
Heating
HEAT PUMP
Stories
1
Units
1
Total area
8,120 SF
Lot
2.09 ac (90,866 SF)
Zoning code
B-4
APN
44464
UPID
US87-2659318
Jurisdiction
GLOUCESTER
Zoning & alternative use
B-4 · Gloucester, VA
Zoning B-4 · permitted uses
B-4 · Gloucester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gloucester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES Current
OFFICE BUILDING
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
2017
Heating
HEAT PUMP
Stories
1
Units
1
Lot
2.09 ac
Current owner
From public records · entity-resolved
Borzak Properties INC
Entity
Free & Clear · 2 yrs held
Mailing address
150 VLG RD46GC, JAMAICA, NY 11432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2024
$200,000
Borzak Properties INC
Realtynet Tic Investments LLC
Special Warranty Deed
—
Oct 25, 2023
$97,185
Bosco Kai Chiu Liu
Realtynet Tic Investments LLC
Special Warranty Deed
—
Oct 25, 2023
$68,677
Guy Charles Shumway
Realtynet Tic Investments LLC
Special Warranty Deed
—
Oct 25, 2023
$390,000
Ralph L Wilcox Family Living Trust
Realtynet Tic Investmetns LLC
Special Warranty Deed
—
Oct 25, 2023
$156,976
Karl Taklee Lew
Realtynet Tic Investments LLC
Special Warranty Deed
—
Oct 25, 2023
$179,821
Donald A Richards
Realtynet Tic Investments LLC
Special Warranty Deed
—
Jul 27, 2023
$300,000
Bonnie Nutt 2016 Revocable Trust
Realtynet Tic Investments LLC
Special Warranty Deed
—
Jul 27, 2023
$85,000
William Der
Realtynet Tic Investments LLC
Special Warranty Deed
—
Jun 27, 2023
$400,000
Gilles Lehouillier
Realtynet Tic Investments LLC
Special Warranty Deed
—
Feb 27, 2023
$99,250
Salvador Medina
Realtynet Tic Investments LLC
Special Warranty Deed
—
Feb 27, 2023
$123,860
James T Rush
Realtynet Tic Investments LLC
Special Warranty Deed
—
Jan 27, 2023
$1,736,174
Realtynet Tic Investments LLC
Rich & Robin Real Estate LLC
Special Warranty Deed
$1,128,600 · Rob Haertel INC
May 18, 2018
$1,557,500
Rich & Robin Real Estate LLC A New
Par 3 Development Group LLC A North
Special Warranty Deed
$631,000 · City National Bank Of West Virginia
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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