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Property profile & analytics
OFF-MARKET
Estimated value
$5,885,000
Office buildings
170 Shirley Ave Warrenton, VA 20186-2877
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US87-0335389
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
31,624 SF
Lot
1.71 ac (74,400 SF)
Zoning code
R0 CG
APN
6984-12-4836
UPID
US87-0335389
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
-
RevBuilders Marketing Advertising Agency Marketing & Advertising
-
Warrenton Oxygen Wellness Gym & Fitness Center Alternative Medicine Practice
-
Darren S. Baroni, M.D. Physician
-
Labcorp Drug Testing Service Paternity Testing Service
-
Gastroenterology Associates - Warrenton Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$6.95M
Comparable Approach
Comparable
$6.34M
Blend (final)
Blend
$5.89M
Owner & transaction history
Carriage Lane Complex LLC · 13 yrs held
Carriage Lane Complex LLC
since 2013
1 recorded transaction
Zoning & alternative use
R0 CG · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.2M
+29.1%
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 Warrenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenton 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%
$7,530,000
6.5%
$6,950,000
7%
$6,450,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,150,000
Current use
COMMERCIAL (GENERAL)
$9,230,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$5.89M
Range $5.30M – $6.47M · ±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
$186 / 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
$40,497
Tax year 2024
Assessed value
$4,294,500
Assessed 2024
Previous assessed
$4,294,500
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$1,339,500
Assessed improvement
$2,955,000
Land market value
$1,339,500
Improvement market value
$2,955,000
Total market value
$4,294,500
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Heating
HEAT PUMP
Cooling
YES
Stories
2
Rooms
8
Bathrooms
4
Total area
31,624 SF
Lot
1.71 ac (74,400 SF)
Zoning code
R0 CG
APN
6984-12-4836
UPID
US87-0335389
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R0 CG · Warrenton, VA
Zoning R0 CG · permitted uses
R0 CG · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.2M
COMMERCIAL (GENERAL)
Est. value
$9.2M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2001
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Rooms
8
Bathrooms
4
Lot
1.71 ac
Current owner
From public records · entity-resolved
Carriage Lane Complex LLC
Entity
Mailing address
170 W SHIRLEY AVE, WARRENTON, VA 20186-2877
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
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 28, 2013
—
Carriage Lane Complex LLC
—
Deed Of Trust
related
$4,500,000 · Branch Banking & Trust Co
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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