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Property profile & analytics
FOR LEASE
Retail space
261 Garrisonville Rd, Stafford, VA 22554
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-0727443
For Lease
1 / 2
$12,290,000
261 Garrisonville Rd, Stafford, VA 22554
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
TYPE NOT SPECIFIED
Total area
62,133 SF
Lot
9.95 ac (433,230 SF)
Zoning code
B2- URBAN COMM
APN
20-133C
UPID
US87-0727443
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
-
The Icing Baking Company Bakery Specialty Food Shop
-
Kobe Japanese Steak & Seafood House Restaurant
-
BANG! MUSIC STORE (Bike/Boat/Book/etc) Store
-
Olde Virginia Gourmet & Gifts (Bike/Boat/Book/etc) Store
-
Navy Federal Credit Union - ATM Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.03M
Blend (final)
Blend
$12.29M
Owner & transaction history
Mth Holding Corporation · 4 yrs held
Mth Holding Corporation
since 2021
6 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Stafford, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$15.2M
+9.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$13,860,000
Current use
COMMERCIAL (GENERAL)
$15,220,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$12.29M
Range $11.06M – $13.52M · ±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
$198 / 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
$156,199
Tax year 2023
Assessed value
$14,596,300
Assessed 2024
Previous assessed
$15,419,400
-5.3% YoY
Effective rate
1.07%
On assessed value
Assessed land
$6,065,200
Assessed improvement
$8,531,100
Land market value
$6,065,200
Improvement market value
$8,531,100
Total market value
$14,596,300
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Buildings
3
Stories
2
Total area
62,133 SF
Lot
9.95 ac (433,230 SF)
Zoning code
B2- URBAN COMM
APN
20-133C
UPID
US87-0727443
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Stafford, VA
Zoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stafford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$13.9M
COMMERCIAL (GENERAL)
Est. value
$15.2M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1988
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Buildings
3
Lot
9.95 ac
Current owner
From public records · entity-resolved
Mth Holding Corporation
Entity
Mailing address
PO BOX 74, THE PLAINS, VA 20198-0074
Ownership since
2021
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
Nov 23, 2021
—
Mth Holding Corporation
Berkeley Plaza Associates INC
Special Warranty Deed
—
Nov 7, 2016
$17,375,000
Berkeley Plaza Associates INC
Nsp LP
Grant Deed
$12,000,000 · Burke & Herbert Bk&tr
Oct 12, 2016
—
Mission Bbq Stafford Va LLC
—
Deed
related
—
—
—
Nsp LP
—
Deed Of Trust
related
$7,500,000 · Goldman Sachs Comm'l Mtg Cap
—
—
Mission Bbq Stafford Va LLC
—
Deed Of Trust
related
$215,040 · Goldman Sachs Specialty Lndg
—
—
Mission Bbq Stafford Va LLC
—
Loan Modification
related
—
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?”
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