Entity Owned 
For Sale
1 / 11
$900,000
1548 Black Marsh Rd, Rappahannock Academy, VA 22538
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Property summary
AI-generated overview
The property is a 123.53-acre land parcel located in Caroline County, Virginia, within the Rappahannock Academy area.
Property profile
Verified
Property type
Land
Use group
COMMERCIAL (GENERAL)
Year built
2010
Total area
3,240 SF
Lot
123.53 ac (5,380,967 SF)
Zoning code
RP
APN
5A2-A-B
UPID
US87-1316637
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$606k
Blend (final)
Blend
$570k
Owner & transaction history
since 2018
2 recorded transactions
Zoning & alternative use
RP · Rappahannock Academy, VA
Comparables
3 recent transactions · within 1.5 miComparable in this city
3 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 10 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$570k
Value range
$513k – $627k
±10% around blend
Estimated value / SF
$176 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$513k
blend $570k
$627k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,240 SF
Lot area
123.53 ac
Year built
2010
Stories
1
APN
5A2-A-B
Zoning
RP
Assessed value
$1,836,400
Annual tax
$14,140
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$828k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.6 mi away · 3,914 SF
11.4 mi away · 3,315 SF
12.1 mi away · 4,070 SF
12.4 mi away · 4,100 SF
13.0 mi away · 3,272 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$570k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 67 sales
$155
+13%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $176/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.84M
Move the market yield to see immediate price impact.
Value / SF
$567
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$116k
$2.31M
$1.65M
$1.29M
$129k
$2.57M
$1.84M
$1.43M
$141k
$2.83M
$2.02M
$1.57M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$293k
7.8 mi · Nov 2025 · $123/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$14,140
Tax year 2024
Assessed value
$1,836,400
Assessed 2024
Previous assessed
$1,836,400
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$494,100
Assessed improvement
$1,342,300
Land market value
$494,100
Improvement market value
$1,342,300
Total market value
$1,836,400
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Land
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
2010
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
4
Bathrooms
4
Total area
3,240 SF
Lot
123.53 ac (5,380,967 SF)
Zoning code
RP
APN
5A2-A-B
UPID
US87-1316637
Jurisdiction
CAROLINE
Zoning & alternative use
RP · Rappahannock Academy, VAZoning RP · permitted uses
RP · Rappahannock Academy, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2010
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
4
Bathrooms
4
Lot
123.53 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RP
Jurisdiction
Rappahannock Academy, VA
Recorded code
RP
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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