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Property profile & analytics
OFF-MARKET
Estimated value
$27,240,000
Commercial real estate
155 Westminster Dr Front Royal, VA 22630-3766
Entity Owned
Free & Clear
Property ID
US87-2021807
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1999
Total area
219,825 SF
Lot
37.96 ac (1,653,320 SF)
Zoning code
RS
APN
20A142 1A
UPID
US87-2021807
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
-
Warren County High School High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.60M
Blend (final)
Blend
$27.24M
Owner & transaction history
SCHOOL BOARD WARREN COUNTY VA · 1 yrs held
SCHOOL BOARD WARREN COUNTY VA
since 2025
1 recorded transaction
Zoning & alternative use
RS · Front Royal, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$44.5M
+174.5%
Office building
$37.4M
+130.3%
Auto repair, garage
$30.9M
+90.7%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$44,520,000
Change: +174% · Conversion: Difficult
OFFICE BUILDING
$37,360,000
Change: +130% · Conversion: Easy
AUTO REPAIR, GARAGE
$30,925,000
Change: +91% · Conversion: Difficult
RETAIL STORES
$29,315,000
Change: +81% · Conversion: Easy
RESTAURANT
$28,715,000
Change: +77% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$23,590,000
Change: +45% · Conversion: Moderate
Blend value · Realmo final
$27.24M
Range $24.52M – $29.96M · ±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
$124 / 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
Assessed value
$46,831,600
Assessed 2024
Previous assessed
$46,831,600
+0.0% YoY
Assessed land
$1,897,800
Assessed improvement
$44,933,800
Land market value
$1,897,800
Improvement market value
$44,933,800
Total market value
$46,831,600
Applied tax rate
62.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1999
Heating
HEAT PUMP
Cooling
YES
Stories
1
Total area
219,825 SF
Lot
37.96 ac (1,653,320 SF)
Zoning code
RS
APN
20A142 1A
UPID
US87-2021807
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RS · Front Royal, VA
Zoning RS · permitted uses
RS · 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
WAREHOUSE, STORAGE
Est. value
$44.5M
OFFICE BUILDING
Est. value
$37.4M
AUTO REPAIR, GARAGE
Est. value
$30.9M
RETAIL STORES
Est. value
$29.3M
RESTAURANT
Est. value
$28.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.6M
WAREHOUSE, STORAGE
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
RESTAURANT
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
1999
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Lot
37.96 ac
Current owner
From public records · entity-resolved
SCHOOL BOARD WARREN COUNTY VA
Individual
Free & Clear · 1 yrs held
Mailing address
210 N COMMERCE AVE, FRONT ROYAL, VA 22630-4419
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Apr 2, 2025
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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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