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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Commercial land
160 Stickley Dr, Stephens City, VA 22655
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-0522869
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.02 ac (87,991 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
85A-148
UPID
US87-0522869
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
-
Storage Sense - Stephens City Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.94M
Owner & transaction history
Fairfax Pike Holdings LLC · 4 yrs held
Fairfax Pike Holdings LLC
since 2022
Last sale
$3.9M
4 recorded transactions
Zoning & alternative use
RESTRICTIVE BUSINESS · Stephens City, 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 Stephens City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stephens City 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
$4,060,000
ML approach
$3,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.94M
Range $3.54M – $4.33M · ±10% · vs last sale $3.94M (May 3 2022)
Last sale anchor
$3.94M
May 3 2022
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
—
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
$3,352
Tax year 2024
Assessed value
$1,314,500
Assessed 2024
Previous assessed
$1,314,500
+0.0% YoY
Effective rate
0.26%
On assessed value
Assessed land
$638,800
Assessed improvement
$675,700
Land market value
$638,800
Improvement market value
$675,700
Total market value
$1,314,500
Applied tax rate
3.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
2.02 ac (87,991 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
85A-148
UPID
US87-0522869
Jurisdiction
FREDERICK
Zoning & alternative use
RESTRICTIVE BUSINESS · Stephens City, VA
Zoning RESTRICTIVE BUSINESS · permitted uses
RESTRICTIVE BUSINESS · Stephens City, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stephens City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
2.02 ac
Current owner
From public records · entity-resolved
Fairfax Pike Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
910 PRINCESS ANNE ST FL #2, FREDERICKSBURG, VA 22401-5853
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 3, 2022
$3,943,700
Fairfax Pike Holdings LLC
Winchester Capital Group INC
Special Warranty Deed
—
Jun 29, 2018
$403,850
Commonwealth Of Va
Winchester Capital Group INC
Grant Deed
—
May 8, 2007
—
Winchester Capital Group INC
Scully Ltd
Grant Deed
related
—
—
—
White Props Of Winchester INC
—
Deed Of Trust
related
$164,972 · United Bank
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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