10487 Brent Town Rd Catlett, VA 20119-2406
Individually Owned
2-yr Hold
Estimated value (blended)
$530k
Range $525k – $536k
Implied cap rate
4.10%
In-place · NOI ÷ last sale
Property ID
US87-0488843
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1996
Total area
1,244 SF
Lot
1.49 ac (64,774 SF)
Zoning code
COMMERCIALVILLAGE
APN
7940-62-6235
UPID
US87-0488843
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
$335k
Comparable Approach
Comparable
$535k
Blend (final)
Blend
$530k
Owner & transaction history
since 2024
Last sale
$530,000
3 recorded transactions
Zoning & alternative use
COMMERCIALVILLAGE · Catlett, VA
Top alternative use upside
Office building
$495,000
+36.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$530k
Value range
$525k – $536k
CRE estimated band
Estimated value / SF
$426 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$525k
blend $530k
$536k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,244 SF
Lot area
1.49 ac
Year built
1996
Stories
1
APN
7940-62-6235
Assessed value
$350,700
Annual tax
$3,321
3
Income approach: direct capitalization
Partial preview
Income approach indication
$335k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$360k
@ 6.5% CAP return
$335k
@ 7% CAP return
$310k
4
Sales comparison
Partial preview
Sales approach indication
$402k
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
13.5 mi away · 1,137 SF
22.7 mi away · 1,330 SF
24.5 mi away · 1,400 SF
24.6 mi away · 1,388 SF
24.6 mi away · 1,373 SF
5
Sensitivity & risk
Partial preview
Downside
−1%
Base
$530k
Upside
+1%
Bounds of the CRE estimated value band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 31 sales
$292
+46%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $426/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+36%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.10%
Implied, in-place cap rate for this investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.10%
9.0%
NOI (est.)
$37k *
Last sale · May 2024
$530k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$905k
Move the market yield to see immediate price impact.
Value / SF
$727
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.60%4.10%4.60%
$33k
$927k
$814k
$726k
$37k
$1.03M
$905k
$807k
$41k
$1.13M
$995k
$887k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$400k
13.4 mi · Feb 2026 · $372/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$3,321
Tax year 2024
Assessed value
$350,700
Assessed 2024
Previous assessed
$350,700
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$109,800
Assessed improvement
$240,900
Land market value
$109,800
Improvement market value
$240,900
Total market value
$350,700
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
6
Bathrooms
2
Total area
1,244 SF
Lot
1.49 ac (64,774 SF)
Zoning code
COMMERCIALVILLAGE
APN
7940-62-6235
UPID
US87-0488843
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIALVILLAGE · Catlett, VAZoning COMMERCIALVILLAGE · permitted uses
COMMERCIALVILLAGE · Catlett, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
2
Lot
1.49 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIALVILLAGE
Jurisdiction
Catlett, VA
Recorded code
COMMERCIALVILLAGE
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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