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Property profile & analytics
OFF-MARKET
Estimated value
$17,035,000
Grocery and convenience stores
256 Lk Rd Stuarts Draft, VA 24477-9428
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3281957
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1998
Total area
7,986 SF
Lot
132.59 ac (5,775,403 SF)
Zoning code
GENERAL AGRICULTURE
APN
084 66
UPID
US87-3281957
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
-
Shenandoah Acres Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.04M
Owner & transaction history
Spa Holdco LLC · 6 yrs held
Spa Holdco LLC
since 2020
Last sale
$17.0M
1 recorded transaction
Zoning & alternative use
GENERAL AGRICULTURE · Stuarts Draft, 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 Stuarts Draft submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stuarts Draft 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
$17,105,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$17.04M
Range $15.33M – $18.74M · ±10% · vs last sale $17.00M (Jan 3 2020)
Last sale anchor
$17.00M
Jan 3 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
$2,133 / 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
$12,349
Tax year 2023
Assessed value
$10,068,300
Assessed 2024
Previous assessed
$10,068,300
+0.0% YoY
Effective rate
0.12%
On assessed value
Assessed land
$1,107,900
Assessed improvement
$8,960,400
Land market value
$1,107,900
Improvement market value
$8,960,400
Total market value
$10,068,300
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1998
Heating
HEAT PUMP
Cooling
YES
Buildings
4
Stories
1
Rooms
2
Bathrooms
20
Total area
7,986 SF
Lot
132.59 ac (5,775,403 SF)
Zoning code
GENERAL AGRICULTURE
APN
084 66
UPID
US87-3281957
Jurisdiction
AUGUSTA
Zoning & alternative use
GENERAL AGRICULTURE · Stuarts Draft, VAZoning GENERAL AGRICULTURE · permitted uses
GENERAL AGRICULTURE · Stuarts Draft, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1998
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
4
Rooms
2
Bathrooms
20
Lot
132.59 ac
Current owner
From public records · entity-resolved
Spa Holdco LLC
Entity
Free & Clear · 6 yrs held
Mailing address
27777 FRANKLIN RDSTE200, SOUTHFIELD, MI 48034-2337
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jan 3, 2020
$3,000,000
Spa Holdco LLC
Shenacres Realty LLC
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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