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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Turn key restaurants
130 Crooked Run Plz 5 Front Royal, VA 22630-7007
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-2170861
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2007
Total area
5,334 SF
Lot
1.34 ac (58,458 SF)
Zoning code
C
APN
12M 1 5
UPID
US87-2170861
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
$415k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$932k
Blend (final)
Blend
$675k
Owner & transaction history
CROOKED RUN LLC
CROOKED RUN LLC
Zoning & alternative use
C · Front Royal, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.1M
+55.1%
Office building
$905,000
+30.1%
Auto repair, garage
$750,000
+7.7%
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
$415,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$695,000
Current use
WAREHOUSE, STORAGE
$1,080,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$905,000
Change: +30% · Conversion: Moderate
AUTO REPAIR, GARAGE
$750,000
Change: +8% · Conversion: Difficult
RETAIL STORES
$710,000
Change: +2% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$570,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$127 / 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
$12,878
Tax year 2024
Assessed value
$2,628,200
Assessed 2024
Previous assessed
$2,628,200
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed improvement
$2,628,200
Improvement market value
$2,628,200
Total market value
$2,628,200
Applied tax rate
1.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2007
Heating
HEAT PUMP
Cooling
YES
Stories
1
Bathrooms
4
Total area
5,334 SF
Lot
1.34 ac (58,458 SF)
Zoning code
C
APN
12M 1 5
UPID
US87-2170861
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C · Front Royal, VA
Zoning C · permitted uses
C · 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
RESTAURANT Current
Est. value
$695,000
WAREHOUSE, STORAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$905,000
AUTO REPAIR, GARAGE
Est. value
$750,000
RETAIL STORES
Est. value
$710,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$570,000
RESTAURANT Current
WAREHOUSE, STORAGE
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
2007
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
4
Lot
1.34 ac
Current owner
From public records · entity-resolved
CROOKED RUN LLC
Entity
Free & Clear · 0 yrs held
Mailing address
7900 WESTPARK DR STE T420, MCLEAN, VA 22102-4216
Mailing matches property
Different — outreach signal
Owner-occupied
No
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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