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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Office buildings
11540 Mary Ball Rd Lancaster, VA 22503-2237
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US87-2482196
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2009
Total area
9,452 SF
Lot
2.03 ac (88,514 SF)
Zoning code
A2
APN
17 49C
UPID
US87-2482196
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
-
Belfield Physical Therapy Medical Clinic
-
Jonathan Lloyd Physician
-
Lancaster County Emergency Services Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$935k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$905k
Owner & transaction history
One Step Properties LLC · 3 yrs held
One Step Properties LLC
since 2023
Last sale
$875,000
2 recorded transactions
Zoning & alternative use
A2 · Lancaster, 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 Lancaster submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lancaster 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
$935,000
ML approach
$935,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,220,000
Current use
RETAIL STORES
$1,040,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $875k (Mar 29 2023)
Last sale anchor
$875k
Mar 29 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
$96 / 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
$4,423
Tax year 2023
Assessed value
$702,100
Assessed 2023
Previous assessed
$702,100
+0.0% YoY
Effective rate
0.63%
On assessed value
Assessed land
$30,500
Assessed improvement
$671,600
Land market value
$30,500
Improvement market value
$671,600
Total market value
$702,100
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2009
Heating
HEAT PUMP
Cooling
YES
Stories
2
Total area
9,452 SF
Lot
2.03 ac (88,514 SF)
Zoning code
A2
APN
17 49C
UPID
US87-2482196
Jurisdiction
LANCASTER
Zoning & alternative use
A2 · Lancaster, VA
Zoning A2 · permitted uses
A2 · Lancaster, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lancaster. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
OFFICE BUILDING Current
RETAIL STORES
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
Year built
2009
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Lot
2.03 ac
Current owner
From public records · entity-resolved
One Step Properties LLC
Entity
Mailing address
2910 COUNTY BRG RD, WARSAW, VA 22572-2812
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2023
$875,000
One Step Properties LLC
Medical Arts LLC
Warranty Deed
$774,000 · Citizens & Farmers Bank
Aug 25, 2017
$200,000
Medical Arts LLC A Virginia Limited
Patel & Dalrymple PLLC The Family M
Trustees Deed
related
$187,000 · Chesapeake Bank
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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