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    Port Royal Crossroads Commercial Lot Title is generated by Realmo AI

    25445 Tidewater Trail 2557 AP Hill Blvd, Port Royal, VA 22535

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    2-acre commercial lot at signalized intersection in Port Royal, VA.

    Type:Land
    Property size:
    2 SF
    Added:
    Dec 3, 2025
    Days on Market:
    170
    Last Refresh:
    Apr 5 at 8:37 pm

    Property Features for 25445 Tidewater Trail 2557 AP Hill Blvd

    General Information

    Standard status
    Active
    Size
    2 SF
    Property subtype
    Land

    We can help!

    Listing Contact
    Ben Keddie
    Ben Keddie

    Listing agent Ben Keddie

    Listing office Coldwell Banker Commercial Elite

    Listing date Dec 3, 2025

    Source Cbcworldwide

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial Elite

    HighLights

    • Located at the high‑visibility, signalized intersection of Rt 17 and Rt 301 (Port Royal Crossroads), offering excellent access and exposure.
    • Zoned Business/Commercial in Caroline County, allowing for a wide range of commercial uses.
    • The lot offers great visibility from both Tidewater Trail and AP Hill Blvd.
    • Situated directly across from the new Royal Farms C‑Store and less than a mile from the Rappahannock River crossing.
    • The lot features flat and level topography, making it suitable for development.
    • The property is a 2‑acre corner lot, providing ample space for various commercial ventures.

    Overview

    This 2-acre commercial lot is located at the corner of Route 17 and Route 301 in Port Royal, Virginia, at the signalized intersection known as Port Royal Crossroads. The lot offers visibility from both Tidewater Trail and AP Hill Boulevard and is situated directly across from the Royal Farms C-Store. It is less than a mile from the Rappahannock River crossing and approximately 10 miles east of Bowling Green, Virginia. The property is zoned Business/Commercial in Caroline County, allowing for many commercial uses. The topography is flat and level, and the land was previously developed. The site is suitable for a C-Store or fast food restaurant. Additional adjacent land is also available.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Spa & Massage Center Restaurant Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Storage Facility Grocery & Convenience Store Grocery & Convenience Store Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Royal
    County
    Caroline
    State
    Virginia
    Longitude
    -77.1994
    Latitude
    38.1643

    Nearby Similar for Sale

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      Rappahannock River Waterfront Land

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      Port Royal Corner Commercial Land

      2 acre commercial lot at signalized intersection for sale.
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    • $1,275,000
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      Prime Corner Lot in Port Royal

      High-visibility corner lot suitable for retail or automotive businesses.
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    FAQs

    What type of property is this?
    Commercial land - 2-acre commercial lot at signalized intersection in Port Royal, VA.
    Where is this commercial land located?
    The property is located at 25445 Tidewater Trail 2557 AP Hill Blvd Port Royal, VA.
    What are key features of this property?
    This property features: Located at the **high‑visibility, signalized intersection of Rt 17 and Rt 301 (Port Royal Crossroads)**, offering excellent access and exposure.; Zoned Business/Commercial in Caroline County, allowing for a wide range of commercial uses.; The lot offers **great visibility** from both Tidewater Trail and AP Hill Blvd.
    (540) 786-1402
    We can help!
    Listing Contact
    Ben Keddie
    Ben Keddie
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    25445 Tidewater Trail, 2557 AP Hill Blvd, Port Royal, VA 22535
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