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    1 Reliance Rd Middletown, VA 22645

    • Land
    • 2.14 lot acres
    For Sale
    View listing
    $875,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 1 Reliance Rd

    Lot size
    2.14 lot acres
    Property type
    Land

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Middletown
    County
    Frederick
    State
    Virginia
    Longitude
    -78.2721
    Latitude
    39.0333

    Comparable in this City

    • Value Estimation by Request
      3.84 Acres

      Lot# 52 Reliance Rd

      Land • 3.84 Acres
      Lot# 52 Reliance Rd, Middletown, VA 22645
      View Details
    • Value Estimation by Request
      1,392 SF

      7843 Main St

      COMMERCIAL (GENERAL) • 1,392 SF
      7843 Main St, Middletown, VA 22645
      View Details
    • Value Estimation by Request
      7,068 SF

      7599 Main St

      COMMERCIAL (GENERAL) • 7,068 SF
      7599 Main St, Middletown, VA 22645-9526
      View Details
    • Value Estimation
      $580,000
      6,000 SF

      7607 Main St

      COMMERCIAL (GENERAL) • 6,000 SF
      7607 Main St, Middletown, VA 22645-9532
      View Details
    • Value Estimation by Request
      4,214 SF

      85 Reliance Rd

      COMMERCIAL (GENERAL) • 4,214 SF
      85 Reliance Rd, Middletown, VA 22645-1556
      View Details
    • Value Estimation
      $1,800,000
      24,926 SF

      91 Reliance Rd

      COMMERCIAL (GENERAL) • 24,926 SF
      91 Reliance Rd, Middletown, VA 22645-1556
      View Details

    Similar Nearby for Sale

    • $875,000
      2.14 Acres

      1 Reliance Rd

      Land • 2.14 Acres
      1 Reliance Rd, Middletown, VA 22645
      View Details
    • $480,000
      20.00 Acres

      20 Acres on River Ridge

      Undeveloped 20-acre lot with Shenandoah River frontage.
      River Ridge Dr, Middletown, VA 22645
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    • $595,000
      1.38 Acres

      Commercial Land Near Interstate 81

      1.38-acre commercial site with B-2 zoning near I-81.
      Reliance Rd, Middletown, VA 22645
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    • $74,000
      2.83 Acres

      Residential Land in Middletown, VA

      2.83 acre residential land with 3-bedroom perk.
      Huttle Rd, Middletown, VA 22645
      View Details
    • $110,000
      2.00 Acres

      Secluded Building Lot with Views

      Two-acre building lot with mountain views and lake access.
      Comforter Ln, Middletown, VA 22645
      View Details
    • $2,300,000
      183.19 Acres

      Middletown VA Land Subdivision Potential

      183 acres near Sly Fox Golf Club, subdivision potential.
      Reliance Rd, Middletown, VA 22645
      View Details
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    1 Reliance Rd
    Middletown, VA 22645
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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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