Entity Owned 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
Current use
Occupant on record · Public records
-
Dental Office
-
Animal Training
-
Physician
-
Pet Grooming Service
-
Training Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.25M
CAP Approach
CAP
$10.34M
Comparable Approach
Comparable
$5.54M
Blend (final)
Blend
$8.56M
Owner & transaction history
since 2021
Last sale
$8.5M
5 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Top alternative use upside
Auto repair, garage
$7.7M
+71.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$8.56M
Value range
$7.70M – $9.42M
±10% around blend
Estimated value / SF
$426 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$7.70M
blend $8.56M
$9.42M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
20,087 SF
Lot area
3.92 ac
Year built
2007
Stories
1
APN
45T-4
Zoning
B2- URBAN COMM
Assessed value
$6,567,800
Annual tax
$54,453
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.34M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$11.20M
@ 6.5% CAP return
$10.34M
@ 7% CAP return
$9.60M
4
Sales comparison
Partial preview
Sales approach indication
$5.54M
Range $2.75M – $6.03M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$8.56M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 27 sales
$223
+91%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $426/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+71%
vs current-use indication
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
7.90%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.90%
9.0%
NOI (est.)
$597k *
Last sale · Jun 2021
$8.53M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.55M
Move the market yield to see immediate price impact.
Value / SF
$376
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.40%7.90%8.40%
$537k
$7.26M
$6.80M
$6.39M
$597k
$8.06M
$7.55M
$7.10M
$656k
$8.87M
$8.31M
$7.81M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, VAZoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Fredericksburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B2- URBAN COMM
Jurisdiction
Fredericksburg, VA
Recorded code
B2- URBAN COMM
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for B2- URBAN COMM in Fredericksburg, VA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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