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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Grocery and convenience stores
10104 Avatar Way Warrenton, VA 20186-8615
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-0054615
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2021
Total area
1,712 SF
Lot
2.05 ac (89,342 SF)
Zoning code
COMMERCIAL HIWAY
APN
6980-29-4441
UPID
US87-0054615
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.16M
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.24M
Owner & transaction history
Two Farms INC · 2 yrs held
Two Farms INC
since 2023
Last sale
$1.3M
4 recorded transactions
Zoning & alternative use
COMMERCIAL HIWAY · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Warrenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenton 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
$1,285,000
ML approach
$1,155,000
CAP Approach
CAP Return
Estimation
6%
$1,110,000
6.5%
$1,025,000
7%
$950,000
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±10% · vs last sale $1.25M (Oct 13 2023)
Last sale anchor
$1.25M
Oct 13 2023
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
$721 / 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
$22,032
Tax year 2024
Assessed value
$2,334,900
Assessed 2024
Previous assessed
$2,334,900
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$922,500
Assessed improvement
$1,412,400
Land market value
$922,500
Improvement market value
$1,412,400
Total market value
$2,334,900
Applied tax rate
4.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2021
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
7
Bathrooms
1
Total area
1,712 SF
Lot
2.05 ac (89,342 SF)
Zoning code
COMMERCIAL HIWAY
APN
6980-29-4441
UPID
US87-0054615
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL HIWAY · Warrenton, VA
Zoning COMMERCIAL HIWAY · permitted uses
COMMERCIAL HIWAY · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenton. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2021
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
7
Bathrooms
1
Lot
2.05 ac
Current owner
From public records · entity-resolved
Two Farms INC
Entity
Free & Clear · 2 yrs held
Mailing address
PO BOX 32307, CHARLOTTE, NC 28232-2307
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2023
—
Two Farms INC
Vva Opal LLC
Quit Claim Deed
related
—
Nov 22, 2004
$1,250,000
J K Development LLC
H & F Associates
Grant Deed
—
—
—
J K Dev LLC
—
Deed Of Trust
related
$580,000 · Interbay Funding LLC
—
—
James Kontzamanys
—
Deed Of Trust
related
$1,060,000 · S.f.c.ii, L.l.c.
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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