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Property profile & analytics
OFF-MARKET
Estimated value
$3,790,000
Retail space
9855 Broad St Glen Allen, VA 23060-4172
Individually Owned
4-yr Hold
Free & Clear
Property ID
US87-2933088
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2018
Total area
18,000 SF
Lot
1.61 ac (69,914 SF)
Zoning code
B-3C
APN
753-758-0866
UPID
US87-2933088
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
-
Northern Tool + Equipment (Bike/Boat/Book/etc) Store Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.73M
CAP Approach
CAP
$3.32M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.79M
Owner & transaction history
Harris J Buchbinder · 4 yrs held
Harris J Buchbinder
since 2022
Last sale
$4.1M
1 recorded transaction
Zoning & alternative use
B-3C · Glen Allen, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.3M
+87.0%
Office building
$4.5M
+58.3%
Commercial (general)
$4.4M
+56.7%
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 Glen Allen submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glen Allen 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
$3,750,000
ML approach
$3,730,000
CAP Approach
CAP Return
Estimation
6%
$3,590,000
6.5%
$3,315,000
7%
$3,080,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,815,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,260,000
Change: +87% · Conversion: Moderate
OFFICE BUILDING
$4,455,000
Change: +58% · Conversion: Easy
COMMERCIAL (GENERAL)
$4,410,000
Change: +57% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,935,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$3,335,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$3.79M
Range $3.41M – $4.17M · ±10% · vs last sale $4.08M (Mar 30 2022)
Last sale anchor
$4.08M
Mar 30 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
$211 / 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
Assessed value
$2,185,400
Assessed 2024
Previous assessed
$2,185,400
+0.0% YoY
Assessed land
$489,400
Assessed improvement
$1,696,000
Land market value
$489,400
Improvement market value
$1,696,000
Total market value
$2,185,400
Applied tax rate
2.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2018
Heating
NONE
Cooling
AC.PACKAGE
Stories
1
Total area
18,000 SF
Lot
1.61 ac (69,914 SF)
Zoning code
B-3C
APN
753-758-0866
UPID
US87-2933088
Jurisdiction
HENRICO
Zoning & alternative use
B-3C · Glen Allen, VA
Zoning B-3C · permitted uses
B-3C · Glen Allen, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glen Allen. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.3M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
2018
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.61 ac
Current owner
From public records · entity-resolved
Harris J Buchbinder
Individual
Free & Clear · 4 yrs held
Mailing address
736 CHERRY ST, CHATTANOOGA, TN 37402-1909
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2022
$4,080,000
Harris J Buchbinder
Hutton Exchange Glen Allen Va LLC
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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