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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Industrial properties
1010 Main St Waynesboro, VA 22980-5855
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US87-2548898
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1953
Construction
CONCRETE
Total area
89,786 SF
Lot
6 ac (261,360 SF)
Zoning code
H-I
APN
57 2 - 1
UPID
US87-2548898
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
-
Blue Ridge Boxed & Loaded Courier Service Postal Service
-
Basic City Beer Co. Production Facility Brewery & Distillery
-
Virginia Metalcrafters Marketplace and Historic District Tour Operator
-
Valley Roots Massage LLC Alternative Medicine Practice Spa & Massage Center
-
Common Wealth Crush Co. Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$815k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$815k
Owner & transaction history
Vm Acquisition Waynesboro LLC
Vm Acquisition Waynesboro LLC
since 2025
3 recorded transactions
Zoning & alternative use
H-I · Waynesboro, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The intent of this district to provide an environment for industries that is unencumbered by nearby residential development. Unless separated by an arterial, the H-I district is not appropriate adjacent to any residential district
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
774.36 ac
Source
Realmo
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 Waynesboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Waynesboro 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
$815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$815k
Range $734k – $897k · ±10%
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
$9 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$13,231
Tax year 2023
Assessed value
$1,718,300
Assessed 2023
Previous assessed
$1,268,700
+35.4% YoY
Effective rate
0.77%
On assessed value
Assessed land
$216,400
Assessed improvement
$1,501,900
Land market value
$216,400
Improvement market value
$1,501,900
Total market value
$1,718,300
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1953
Construction
CONCRETE
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
24
Total area
89,786 SF
Lot
6 ac (261,360 SF)
Zoning code
H-I
APN
57 2 - 1
UPID
US87-2548898
Jurisdiction
WAYNESBORO CITY
Zoning & alternative use
H-I · Waynesboro, VAZoning H-I · permitted uses
H-I · Waynesboro, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The intent of this district to provide an environment for industries that is unencumbered by nearby residential development. Unless separated by an arterial, the H-I district is not appropriate adjacent to any residential district
Zone name
Heavy Industrial
General category
INDUSTRIAL
Zone area
774.36 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1953
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
24
Lot
6 ac
Current owner
From public records · entity-resolved
Vm Acquisition Waynesboro LLC
Entity
Mailing address
3586 HORIZONS WAY, ROCKINGHAM, VA 22802-1776
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2025
—
Vm Acquisition Waynesboro LLC
—
Deed
related
$700,000 · Locus Impact Fund
May 2, 2022
—
Vm Acquistion Waynesboro LLC
—
Deed
related
$1,880,000 · Bmo Harris Bank NA
May 9, 2016
—
Vm Acquisition Waynesboro LLC
—
Deed
related
$600,000 · Virginia Community Capital INC
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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