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Property profile & analytics
OFF-MARKET
Estimated value
$1,415,000
Outlet malls
John Clayton Memorial Hwy Hayes, VA 23072
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1638354
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1958
Total area
26,272 SF
Lot
2.03 ac (88,427 SF)
Zoning code
B-2
APN
17498
UPID
US87-1638354
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
$1.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.42M
Owner & transaction history
Horn Holdings Gloucester LLC · 4 yrs held
Horn Holdings Gloucester LLC
since 2021
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
B-2 · Hayes, 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 Hayes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hayes 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
$1,160,000
ML approach
$1,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.42M
Range $1.27M – $1.56M · ±10% · vs last sale $1.10M (Aug 18 2021)
Last sale anchor
$1.10M
Aug 18 2021
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
$54 / 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
$10,123
Tax year 2024
Assessed value
$1,707,080
Assessed 2024
Previous assessed
$1,707,080
+0.0% YoY
Effective rate
0.59%
On assessed value
Assessed land
$454,500
Assessed improvement
$1,252,580
Land market value
$454,500
Improvement market value
$1,252,580
Total market value
$1,707,080
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1958
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
1
Total area
26,272 SF
Lot
2.03 ac (88,427 SF)
Zoning code
B-2
APN
17498
UPID
US87-1638354
Jurisdiction
GLOUCESTER
Zoning & alternative use
B-2 · Hayes, VAZoning B-2 · permitted uses
B-2 · Hayes, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1958
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
1
Lot
2.03 ac
Current owner
From public records · entity-resolved
Horn Holdings Gloucester LLC
Entity
Free & Clear · 4 yrs held
Mailing address
275 CRAB PT RD, WHITE STONE, VA 22578-2433
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Aug 18, 2021
$1,100,000
Horn Holdings Gloucester LLC
Mahmood Kalantar
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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