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Property profile & analytics
OFF-MARKET
Estimated value
$2,025,000
Specialty properties
1301 Sam Perry Blvd Fredericksburg, VA 22401-8420
Entity Owned
Free & Clear
Property ID
US87-0956715
Property profile
Verified
Property type
Specialty properties
Use group
CHARITABLE ORGANIZATION
Year built
2007
Total area
32,000 SF
Lot
9.74 ac (424,449 SF)
Zoning code
CT
APN
7779-36-8631
UPID
US87-0956715
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
-
Lloyd F. Moss Free Clinic Medical Clinic
-
John F. Fick III Conference Center Hotel & Motel Resort
-
Mary Nichols Physician
-
Fredericksburg Regional Food Bank - Mobile Food Pantry Food Bank Charitable Organization
-
Patrick Neustatter Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.03M
Owner & transaction history
MEDICORP PROPERTIES INC
MEDICORP PROPERTIES INC
Zoning & alternative use
CT · Fredericksburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.3M
+129.0%
Warehouse, storage
$3.2M
+116.8%
Commercial (general)
$2.9M
+97.1%
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 Fredericksburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fredericksburg 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
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS
$1,460,000
Current use
RESTAURANT
$3,340,000
Change: +129% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,165,000
Change: +117% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,875,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,480,000
Change: +70% · Conversion: Difficult
RETAIL STORES
$1,665,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.03M
Range $1.82M – $2.23M · ±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
$63 / 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
$141,765
Tax year 2024
Assessed value
$15,928,700
Assessed 2024
Previous assessed
$15,928,700
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$5,093,400
Assessed improvement
$10,835,300
Land market value
$5,093,400
Improvement market value
$10,835,300
Total market value
$15,928,700
Applied tax rate
5,101,510.0000
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
Specialty properties
Use group
CHARITABLE ORGANIZATION
Status
Off-Market
Year built
2007
Heating
FORCED AIR
Cooling
YES
Stories
2
Units
1
Total area
32,000 SF
Lot
9.74 ac (424,449 SF)
Zoning code
CT
APN
7779-36-8631
UPID
US87-0956715
Jurisdiction
FREDERICKSBURG CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CT · Fredericksburg, VA
Zoning CT · permitted uses
CT · Fredericksburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fredericksburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
Est. value
$1.5M
RESTAURANT
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.5M
RETAIL STORES
Est. value
$1.7M
CLUBS, LODGES, PROFESSIONAL ASSOCIATIONS Current
RESTAURANT
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2007
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
1
Lot
9.74 ac
Current owner
From public records · entity-resolved
MEDICORP PROPERTIES INC
Entity
Free & Clear · 0 yrs held
Mailing address
2300 FALL HL AVE STE #206, FREDERICKSBURG, VA 22401-3342
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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