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Property profile & analytics
OFF-MARKET
Estimated value
$1,950,000
Commercial real estate
174 Botanical Blvd Winchester, VA 22603-3977
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-2532674
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2017
Total area
21,716 SF
Lot
3 ac (130,680 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
53A-68E
UPID
US87-2532674
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
$1.95M
Owner & transaction history
Botanical Asc Real Estate LLC · 9 yrs held
Botanical Asc Real Estate LLC
since 2017
1 recorded transaction
Zoning & alternative use
RESTRICTIVE BUSINESS · Winchester, 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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$90 / 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
$22,624
Tax year 2024
Assessed value
$8,872,100
Assessed 2024
Previous assessed
$8,872,100
+0.0% YoY
Effective rate
0.26%
On assessed value
Assessed land
$1,185,300
Assessed improvement
$7,686,800
Land market value
$1,185,300
Improvement market value
$7,686,800
Total market value
$8,872,100
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
2017
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
86
Bathrooms
4
Total area
21,716 SF
Lot
3 ac (130,680 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
53A-68E
UPID
US87-2532674
Jurisdiction
FREDERICK
Zoning & alternative use
RESTRICTIVE BUSINESS · Winchester, VA
Zoning RESTRICTIVE BUSINESS · permitted uses
RESTRICTIVE BUSINESS · Winchester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winchester. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2017
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
86
Bathrooms
4
Lot
3 ac
Current owner
From public records · entity-resolved
Botanical Asc Real Estate LLC
Entity
Mailing address
220 CAMPUS BLVD STE #420, WINCHESTER, VA 22601-2889
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Feb 28, 2017
—
Botanical Asc Real Estate LLC
—
Trustees Deed
related
$4,600,000 · Wells Fargo Bk
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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