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Property profile & analytics
OFF-MARKET
Estimated value
$2,160,000
Distribution centers
20 Venture Dr Stafford, VA 22554-7128
Entity Owned
5-yr Hold
Free & Clear
Property ID
US87-1312817
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1989
Total area
15,300 SF
Lot
8.84 ac (385,258 SF)
Zoning code
B3
APN
38-83B
UPID
US87-1312817
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
-
Estes Express Lines Trucking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.32M
CAP Approach
CAP
$2.47M
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.16M
Owner & transaction history
Black Br Terminals LLC · 5 yrs held
Black Br Terminals LLC
since 2020
Last sale
$2.1M
1 recorded transaction
Zoning & alternative use
B3 · Stafford, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.4M
+70.4%
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 Stafford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stafford 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
$2,115,000
ML approach
$2,315,000
CAP Approach
CAP Return
Estimation
6%
$2,675,000
6.5%
$2,470,000
7%
$2,290,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,005,000
Current use
RETAIL STORES
$3,415,000
Change: +70% · Conversion: Moderate
Blend value · Realmo final
$2.16M
Range $1.94M – $2.38M · ±10% · vs last sale $2.10M (Dec 28 2020)
Last sale anchor
$2.10M
Dec 28 2020
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
$141 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$16,488
Tax year 2023
Assessed value
$2,295,400
Assessed 2024
Previous assessed
$1,744,800
+31.6% YoY
Effective rate
0.72%
On assessed value
Assessed land
$1,155,800
Assessed improvement
$1,139,600
Land market value
$1,155,800
Improvement market value
$1,139,600
Total market value
$2,295,400
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1989
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
15,300 SF
Lot
8.84 ac (385,258 SF)
Zoning code
B3
APN
38-83B
UPID
US87-1312817
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B3 · Stafford, VAZoning B3 · permitted uses
B3 · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.0M
RETAIL STORES
Est. value
$3.4M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1989
Heating
YES
Cooling
Yes
Stories
1
Lot
8.84 ac
Current owner
From public records · entity-resolved
Black Br Terminals LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 25612, RICHMOND, VA 23260-5612
Ownership since
2020
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
Dec 28, 2020
$2,100,000
Black Br Terminals LLC
Express Lines Estes
Grant Deed
—
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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