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Property profile & analytics
OFF-MARKET
Estimated value
$5,240,000
Commercial real estate
120 Commerce Ave Front Royal, VA 22630-2660
Entity Owned
Free & Clear
Property ID
US87-1930379
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2008
Total area
38,112 SF
Lot
3.84 ac (167,358 SF)
Zoning code
C2
APN
20A8 2 15
UPID
US87-1930379
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
-
Warren Memorial Hospital Rehabilitation Center Medical Clinic
-
Dr. Natalie Raney Au.D., CCC-A Physician
-
Valley Health Endocrinology And Internal Medicine Hospital
-
Dr. Jack M. Hsu, MD Physician
-
Patricia Daly, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.50M
Blend (final)
Blend
$5.24M
Owner & transaction history
VALLEY HEALTH SYSTEM
VALLEY HEALTH SYSTEM
Zoning & alternative use
C2 · Front Royal, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$7.7M
+174.5%
Office building
$6.5M
+130.3%
Auto repair, garage
$5.4M
+90.7%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$7,720,000
Change: +174% · Conversion: Difficult
OFFICE BUILDING
$6,475,000
Change: +130% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,360,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$5,080,000
Change: +81% · Conversion: Easy
RESTAURANT
$4,980,000
Change: +77% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,090,000
Change: +45% · Conversion: Moderate
Blend value · Realmo final
$5.24M
Range $4.72M – $5.76M · ±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
$137 / 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
Assessed value
$10,389,800
Assessed 2024
Previous assessed
$10,389,800
+0.0% YoY
Assessed land
$1,171,500
Assessed improvement
$9,218,300
Land market value
$1,171,500
Improvement market value
$9,218,300
Total market value
$10,389,800
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
Year built
2008
Heating
FORCED AIR
Cooling
YES
Stories
2
Total area
38,112 SF
Lot
3.84 ac (167,358 SF)
Zoning code
C2
APN
20A8 2 15
UPID
US87-1930379
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
WAREHOUSE, STORAGE
Est. value
$7.7M
OFFICE BUILDING
Est. value
$6.5M
AUTO REPAIR, GARAGE
Est. value
$5.4M
RETAIL STORES
Est. value
$5.1M
RESTAURANT
Est. value
$5.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.1M
WAREHOUSE, STORAGE
OFFICE BUILDING
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
Year built
2008
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
3.84 ac
Current owner
From public records · entity-resolved
VALLEY HEALTH SYSTEM
Individual
Free & Clear · 0 yrs held
Mailing address
190 CAMPUS BLVD STE #220, WINCHESTER, VA 22601-2872
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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