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Property profile & analytics
OFF-MARKET
Estimated value
$1,725,000
Manufacturing properties
149 Grand Caverns Dr Grottoes, VA 24441
Entity Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3302502
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1931
Total area
262,902 SF
Lot
57.34 ac (2,497,861 SF)
Zoning code
GENERAL INDUSTRIAL
APN
029 14
UPID
US87-3302502
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.73M
Owner & transaction history
Alcoa Flexible Packaging LLC · 21 yrs held
Alcoa Flexible Packaging LLC
since 2005
1 recorded transaction
Zoning & alternative use
GENERAL INDUSTRIAL · Grottoes, 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 Grottoes submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grottoes 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
$7 / 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
$46,330
Tax year 2024
Assessed value
$8,909,700
Assessed 2024
Previous assessed
$8,909,700
+0.0% YoY
Effective rate
0.52%
On assessed value
Assessed land
$1,426,100
Assessed improvement
$7,483,600
Land market value
$1,426,100
Improvement market value
$7,483,600
Total market value
$8,909,700
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1931
Heating
FORCED AIR
Cooling
NONE
Stories
1
Bathrooms
8
Total area
262,902 SF
Lot
57.34 ac (2,497,861 SF)
Zoning code
GENERAL INDUSTRIAL
APN
029 14
UPID
US87-3302502
Jurisdiction
AUGUSTA
Zoning & alternative use
GENERAL INDUSTRIAL · Grottoes, VA
Zoning GENERAL INDUSTRIAL · permitted uses
GENERAL INDUSTRIAL · Grottoes, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grottoes. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1931
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
8
Lot
57.34 ac
Current owner
From public records · entity-resolved
Alcoa Flexible Packaging LLC
Entity
Free & Clear · 21 yrs held
Mailing address
6920 POINTE INVERNESS WAY STE #301, FORT WAYNE, IN 46804-7926
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2005
—
Alcoa Flexible Packaging LLC
Reynolds Metals Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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