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Property profile & analytics
OFF-MARKET
Estimated value
$19,685,000
Commercial real estate
2350 Pleasant Vly Rd, Winchester, VA 22601-7006
Entity Owned
10-yr Hold
Free & Clear
Property ID
US87-0309473
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1996
Total area
231,756 SF
Lot
23.65 ac (1,030,407 SF)
Zoning code
CM1
APN
292-01- - 1-
UPID
US87-0309473
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
-
Walmart Home Theater Installation Electrical Service General Contractor
-
Western Union Bank Credit Union
-
MoneyGram Bank Credit Union
-
Rush My Passport Travel Agency
-
Walmart Patio & Garden Services Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.33M
Blend (final)
Blend
$19.69M
Owner & transaction history
Murphy USA Real Estate Lke 7 LP · 10 yrs held
Murphy USA Real Estate Lke 7 LP
since 2015
1 recorded transaction
Zoning & alternative use
CM1 · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$19.69M
Range $17.72M – $21.65M · ±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
$85 / 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
$211,153
Tax year 2024
Assessed value
$25,440,080
Assessed 2024
Previous assessed
$25,440,080
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$10,458,000
Assessed improvement
$14,982,080
Land market value
$10,458,000
Improvement market value
$14,982,080
Total market value
$25,440,080
Applied tax rate
5,104,050.0000
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 real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
10
Bathrooms
4
Total area
231,756 SF
Lot
23.65 ac (1,030,407 SF)
Zoning code
CM1
APN
292-01- - 1-
UPID
US87-0309473
Jurisdiction
WINCHESTER CITY
Zoning & alternative use
CM1 · Winchester, VA
Zoning CM1 · permitted uses
CM1 · 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
1996
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
4
Lot
23.65 ac
Current owner
From public records · entity-resolved
Murphy USA Real Estate Lke 7 LP
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 8050, BENTONVILLE, AR 72712-8055
Ownership since
2015
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
Nov 2, 2015
$872,032
Murphy USA Real Estate Lke 7 LP
Wal Mart Real Estate Business Trust
Special Warranty 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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