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Property profile & analytics
OFF-MARKET
Estimated value
$8,465,000
Retail space
27 Gtwy Dr Fredericksburg, VA 22406-1229
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0780782
Property summary
AI-generated overview
This exceptional retail opportunity is located at 27 S. Gateway Drive, Suite 125, Fredericksburg, VA 22406. The Carter's Crossing Retail Center boasts a total of 40,617 square feet situated on a 3.92-acre lot. Currently, there are two available spaces totaling 4,480 square feet (1,954 sq ft and 2,526 sq ft). One space is a second-generation restaurant space, complete with existing hood and equipment. The center enjoys a prime location just off Exit 133 of I-95, providing excellent visibility and accessibility on the heavily traveled Route 17 corridor. This Target and PetSmart anchored center benefits from strong co-tenancy with Anytime Fitness, a dentist's office, and a dance studio. Convenient out-parcel retailers include Panera Bread, Chipotle, an AT&T store, and McDonald's. The property is zoned B2 and features a Net Net Net (NNN) fee of $3.75 per square foot. This is a rare chance to secure retail space in a thriving, high-visibility location. The property offers significant potential for a variety of retail businesses.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2007
Construction
TYPE NOT SPECIFIED
Total area
20,087 SF
Lot
3.92 ac (170,842 SF)
Zoning code
B2- URBAN COMM
APN
45T-4
UPID
US87-0780782
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
-
Ansam Albergogue Zaiber Dental Office
-
PetSmart Dog Training Animal Training
-
Dr. Rakesh Rao Physician
-
PetSmart Grooming Pet Grooming Service
-
Virginia School of Bhangra - Ashburn Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.25M
CAP Approach
CAP
$10.34M
Comparable Approach
Comparable
$5.54M
Blend (final)
Blend
$8.47M
Owner & transaction history
Commonwealth Self Storage LLC · 5 yrs held
Commonwealth Self Storage LLC
since 2021
Last sale
$8.5M
5 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.7M
+71.3%
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
$8,560,000
ML approach
$8,250,000
CAP Approach
CAP Return
Estimation
6%
$11,200,000
6.5%
$10,340,000
7%
$9,600,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$7,675,000
Change: +71% · Conversion: Difficult
Blend value · Realmo final
$8.47M
Range $7.62M – $9.31M · ±10% · vs last sale $8.53M (Jun 16 2021)
Last sale anchor
$8.53M
Jun 16 2021
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
$421 / 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
$54,453
Tax year 2023
Assessed value
$6,567,800
Assessed 2024
Previous assessed
$5,762,200
+14.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$2,391,800
Assessed improvement
$4,176,000
Land market value
$2,391,800
Improvement market value
$4,176,000
Total market value
$6,567,800
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
Off-Market
Year built
2007
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
20,087 SF
Lot
3.92 ac (170,842 SF)
Zoning code
B2- URBAN COMM
APN
45T-4
UPID
US87-0780782
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
AUTO REPAIR, GARAGE
Est. value
$7.7M
AUTO REPAIR, GARAGE
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
2007
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
3.92 ac
Current owner
From public records · entity-resolved
Commonwealth Self Storage LLC
Entity
Mailing address
990 BRAGG RD, FREDERICKSBURG, VA 22407-6979
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2021
$8,525,000
Commonwealth Self Storage LLC
Grace Street Cc LLC
Warranty Deed
$6,575,000 · Hometrust Bank
Jun 4, 2021
—
Grace Street Cc LLC
Georgia Boosalis
Deed
—
Jun 2, 2021
—
Georgia Boosalis
Grace Street Properties LLC
Deed
—
Mar 16, 2015
$5,920,000
Grace Street Properties LLC
Carter Retail Center LLC
Grant Deed
$3,925,000 · Apple FCU
Sep 19, 2007
—
Sh Ptrs LLC
Carters Corner LLC
Grant Deed
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.
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