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    45 Hill Dr Warrenton, VA 20186
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    45 Hill Dr, Warrenton, VA 20186

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    • Office Spaces
    • 5,049 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Jill Holtzman Vogel / Law Firm
    • Virginia Retina Center / Ophthalmologist
    • Candace Simpson / Physician
    • Constantine Chienku / Pediatrician / Medical Clinic
    • Dr. Gary Cook / Ophthalmologist

    Property Details for 45 Hill Dr

    Year built
    2006
    Property size
    5,049 SF
    Property type
    Office Spaces
    Property subtype
    Medical Office Space

    Description

    This exceptional Class A office space, located at 45 North Hill Drive, Suite 100, in Warrenton, Virginia, presents a unique turn-key opportunity. The 5,049 square foot building, constructed in 2006, boasts high-end finishes previously utilized by a prestigious law firm. The single-story building sits on a 0-acre lot and is zoned CL/RO. The interior layout includes 16 individual offices, a dedicated conference room, and a fully equipped kitchen area, providing ample space for a variety of professional uses. The property's convenient location offers easy access to all areas of Warrenton and major roadways leading to Northern Virginia. The asking price is $1,500,000, translating to $297.09 per square foot. This vacant property is ready for immediate occupancy, making it an ideal investment for businesses seeking a move-in ready, high-quality office space. The property features one unit within a single building and has a Fauquier County APN of 6984-47-9824-100. This is a rare opportunity to acquire a prestigious, well-appointed office space in a desirable location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Warrenton
    County
    Fauquier
    State
    Virginia
    Longitude
    -77.7917
    Latitude
    38.7249

    Comparable in this City

    • Value Estimation by Request
      5,049 SF

      45 Hill Dr

      Medical Office Space • 5,049 SF
      45 Hill Dr, Warrenton, VA 20186
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    • Value Estimation by Request
      16,434 SF

      559 Frost Ave

      Medical Office Space • 16,434 SF
      559 Frost Ave, Warrenton, VA 20186
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    • Value Estimation
      $10,525,000
      51,048 SF

      493 Blackwell Rd

      MEDICAL BUILDING • 51,048 SF
      493 Blackwell Rd, Warrenton, VA 20186-2639
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    • Value Estimation
      $810,000
      3,438 SF

      657 Falmouth St

      MEDICAL BUILDING • 3,438 SF
      657 Falmouth St, Warrenton, VA 20186-3808
      View Details
    • Value Estimation
      $1,170,000
      4,984 SF

      550 Frost Ave

      MEDICAL BUILDING • 4,984 SF
      550 Frost Ave, Warrenton, VA 20186
      View Details
    • Value Estimation
      $700,000
      2,794 SF

      361 Walker Dr Ste, Unit 201

      MEDICAL BUILDING • 2,794 SF
      361 Walker Dr Ste, Warrenton, VA 20186-4364
      View Details

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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.

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