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Property profile & analytics
OFF-MARKET
Retail space
13 Side Hwy Waynesboro, VA 22980-7011
Individually Owned
Free & Clear
Property ID
US87-3324717
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1983
Construction
LOG
Total area
3,266 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GENERAL BUSINESS
APN
068 148
UPID
US87-3324717
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
-
American Legion Advocacy Group Social Service Agency
-
Better Carob Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Patricia A Wray
Patricia A Wray
since 2026
2 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Waynesboro, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,928
Tax year 2023
Assessed value
$399,300
Assessed 2024
Previous assessed
$399,300
+0.0% YoY
Effective rate
0.48%
On assessed value
Assessed land
$123,300
Assessed improvement
$276,000
Land market value
$123,300
Improvement market value
$276,000
Total market value
$399,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1983
Construction
LOG
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
5
Bathrooms
2
Total area
3,266 SF
Lot
0.65 ac (28,314 SF)
Zoning code
GENERAL BUSINESS
APN
068 148
UPID
US87-3324717
Jurisdiction
AUGUSTA
Zoning & alternative use
GENERAL BUSINESS · Waynesboro, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Waynesboro, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1983
Construction
LOG
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
5
Bathrooms
2
Lot
0.65 ac
Current owner
From public records · entity-resolved
Patricia A Wray
Individual
Free & Clear · 0 yrs held
Mailing address
PO BOX 236, NORTH GARDEN, VA 22959-0236
Ownership since
2026
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 18, 2026
$599,000
Patricia A Wray
Ivy Commons LLC
Deed
—
Dec 22, 2025
—
Ivy Commons LLC
Vartan Babaian
Deed
—
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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