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Property profile & analytics
OFF-MARKET
Estimated value
$2,060,000
Commercial real estate
2601 Salem Church Rd Fredericksburg, VA 22407-6759
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US87-3896451
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2005
Total area
15,200 SF
Lot
1.36 ac (59,242 SF)
Zoning code
C2 - COMMERCIAL 2
APN
23Q-1-C
UPID
US87-3896451
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
-
Pho Saigon Restaurant
-
Saigon Nails Nail Salon
-
La Bella Pizza Restaurant
-
Tito & Teresa Restaurant Restaurant
-
HIGH CLOUD TOBACCO & VAPE ,CIGAR (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.48M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$2.06M
Owner & transaction history
Salem Run Shoppes LLC · 14 yrs held
Salem Run Shoppes LLC
since 2011
7 recorded transactions
Zoning & alternative use
C2 - COMMERCIAL 2 · Fredericksburg, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,680,000
6.5%
$2,475,000
7%
$2,295,000
Blend value · Realmo final
$2.06M
Range $1.85M – $2.27M · ±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
$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
$22,010
Tax year 2023
Assessed value
$2,852,100
Assessed 2023
Previous assessed
$2,852,100
+0.0% YoY
Effective rate
0.77%
On assessed value
Assessed land
$918,300
Assessed improvement
$1,933,800
Land market value
$918,300
Improvement market value
$1,933,800
Total market value
$2,852,100
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
2005
Heating
NONE
Total area
15,200 SF
Lot
1.36 ac (59,242 SF)
Zoning code
C2 - COMMERCIAL 2
APN
23Q-1-C
UPID
US87-3896451
Jurisdiction
SPOTSYLVANIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C2 - COMMERCIAL 2 · Fredericksburg, VA
Zoning C2 - COMMERCIAL 2 · permitted uses
C2 - COMMERCIAL 2 · 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.
Building & site characteristics
From public records
Year built
2005
Heating
NONE
Lot
1.36 ac
Current owner
From public records · entity-resolved
Salem Run Shoppes LLC
Entity
Mailing address
PO BOX 6895, MC LEAN, VA 22106-6895
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2013
—
Mrm LLC
—
Loan Modification
related
$2,781,199 · Virginia Commerce Bank
Dec 13, 2011
$1,675,000
Salem Run Shoppes LLC
Cedar-salem Run LLC
Grant Deed
$2,994,000 · Virginia Commerce Bank
Nov 13, 2009
—
Cedar-salem Run LLC
—
Grant Deed
related
$400,000,000 · Bank Of America
Nov 18, 2005
$5,282,753
Cedar Salem Run LLC
Salem Rn Commercial
Grant Deed
—
May 14, 2002
$160,000
All Tune & Lube Salem Run LLC
Salem Run Commercial
Grant Deed
related
$640,000 · Virginia Heartland Bank
Mar 3, 1998
—
Salem Run Ltd Partenrship
Silver Carl D
Grant Deed
related
—
—
—
Mrm LLC
—
Loan Modification
related
$2,781,199 · Virginia Commerce 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.
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