Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,025,000
Motels
204 University Blvd Fredericksburg, VA 22406-7271
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0660233
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
2006
Construction
FRAME
Total area
22,302 SF
Lot
2.3 ac (100,188 SF)
Zoning code
B2- URBAN COMM
APN
44R-2
UPID
US87-0660233
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
-
Rocky Run Basketball Court Sports Field & Court Construction Company
-
Affordable Suites Fredericksburg Hotel & Motel Vacation Rental
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.03M
CAP Approach
CAP
$3.15M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.03M
Owner & transaction history
Kfs Fredericksburg LLC · 1 yrs held
Kfs Fredericksburg LLC
since 2024
Last sale
$3.0M
6 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.5M
+401.7%
Commercial (general)
$2.4M
+375.5%
Restaurant
$2.3M
+366.5%
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 Fredericksburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fredericksburg 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
$3,025,000
ML approach
$3,025,000
CAP Approach
CAP Return
Estimation
6%
$3,410,000
6.5%
$3,150,000
7%
$2,925,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,505,000
Change: +402% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,375,000
Change: +375% · Conversion: Difficult
RESTAURANT
$2,330,000
Change: +366% · Conversion: Difficult
Blend value · Realmo final
$3.03M
Range $2.72M – $3.33M · ±10% · vs last sale $3.03M (Dec 4 2024)
Last sale anchor
$3.03M
Dec 4 2024
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
$136 / 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
$29,012
Tax year 2023
Assessed value
$2,882,600
Assessed 2024
Previous assessed
$3,070,100
-6.1% YoY
Effective rate
1.01%
On assessed value
Assessed land
$1,001,900
Assessed improvement
$1,880,700
Land market value
$1,001,900
Improvement market value
$1,880,700
Total market value
$2,882,600
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
2006
Construction
FRAME
Heating
YES
Stories
2
Rooms
43
Total area
22,302 SF
Lot
2.3 ac (100,188 SF)
Zoning code
B2- URBAN COMM
APN
44R-2
UPID
US87-0660233
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Zoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Fredericksburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fredericksburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.4M
RESTAURANT
Est. value
$2.3M
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
RESTAURANT
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
2006
Construction
FRAME
Heating
YES
Stories
2
Rooms
43
Lot
2.3 ac
Current owner
From public records · entity-resolved
Kfs Fredericksburg LLC
Entity
Free & Clear · 1 yrs held
Mailing address
401 CHATHAM SQ OFC PARKB, FREDERICKSBURG, VA 22405-2544
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2025
—
Kfs Frederickburg LLC
—
Deed
related
$2,030,000 · Bank Of America NA
Dec 4, 2024
$3,025,000
Kfs Fredericksburg LLC
Millenium Group Properties LLC
Deed
—
May 17, 2005
$335,000
Millennium Grp Properties LLC
Kkcc LLC
Grant Deed
$2,060,500 · Virginia Heartland Bank
—
—
Millennium Group Props LLC
—
Deed Of Trust
related
$2,400,000 · Community Bk/chesapeake
—
—
Millennium Grp Properties LLC
—
Deed Of Trust
related
$3,468,170 · Stellarone Bank
—
—
Millennium Group Properties LLC
—
Deed Of Trust
related
$2,584,000 · Virginia Heartland 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 204 University Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
