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Property profile & analytics
OFF-MARKET
Estimated value
$600,000
Commercial real estate
1 Royal Ave Front Royal, VA 22630-3201
Entity Owned
1-yr Hold
Free & Clear
Property ID
US87-2002789
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
7,100 SF
Lot
0.48 ac (20,691 SF)
Zoning code
C2
APN
20A7 4 15
UPID
US87-2002789
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
-
Greater Atlantic Bank Bank Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$390k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$413k
Blend (final)
Blend
$600k
Owner & transaction history
1 South Royal Avenue LLC · 1 yrs held
1 South Royal Avenue LLC
since 2025
Last sale
$800,000
2 recorded transactions
Zoning & alternative use
C2 · Front Royal, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+90.7%
Retail stores
$945,000
+80.7%
Restaurant
$925,000
+77.0%
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 Front Royal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Front Royal 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
by Request
ML approach
$390,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$525,000
Current use
AUTO REPAIR, GARAGE
$1,000,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$945,000
Change: +81% · Conversion: Easy
RESTAURANT
$925,000
Change: +77% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$760,000
Change: +45% · Conversion: Moderate
Blend value · Realmo final
$600k
Range $540k – $660k · ±10% · vs last sale $800k (Mar 6 2025)
Last sale anchor
$800k
Mar 6 2025
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
$85 / 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
$4,386
Tax year 2024
Assessed value
$895,200
Assessed 2024
Previous assessed
$895,200
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$248,400
Assessed improvement
$646,800
Land market value
$248,400
Improvement market value
$646,800
Total market value
$895,200
Applied tax rate
66.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Rooms
8
Bathrooms
8
Total area
7,100 SF
Lot
0.48 ac (20,691 SF)
Zoning code
C2
APN
20A7 4 15
UPID
US87-2002789
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C2 · Front Royal, VA
Zoning C2 · permitted uses
C2 · Front Royal, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Front Royal. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$525,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
RETAIL STORES
Est. value
$945,000
RESTAURANT
Est. value
$925,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$760,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
APARTMENT HOUSE (5+ UNITS)
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
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Rooms
8
Bathrooms
8
Lot
0.48 ac
Current owner
From public records · entity-resolved
1 South Royal Avenue LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 6030, GLEN ALLEN, VA 23058-6030
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2025
$800,000
1 South Royal Avenue LLC
Primis Bank
Deed
—
Aug 18, 2010
—
Sonabank
Federal Deposit Insurance Corporati
Receivers 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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