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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Vineyards
275 Decatur Rd Stafford, VA 22554-3014
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US87-0729840
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2007
Construction
TYPE NOT SPECIFIED
Total area
10,932 SF
Lot
22.71 ac (989,252 SF)
Zoning code
A1- AG MIN 3AC
APN
31-88E
UPID
US87-0729840
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
-
Potomac Point Winery & Vineyard Brewery & Distillery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$535k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$535k
Owner & transaction history
Potomac Vineyards LLC · 20 yrs held
Potomac Vineyards LLC
since 2006
7 recorded transactions
Zoning & alternative use
A1- AG MIN 3AC · Stafford, 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 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
$535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$875,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$810,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$595,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$49 / 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
$29,787
Tax year 2023
Assessed value
$3,928,500
Assessed 2024
Previous assessed
$3,272,700
+20.0% YoY
Effective rate
0.76%
On assessed value
Assessed land
$554,200
Assessed improvement
$3,374,300
Land market value
$554,200
Improvement market value
$3,374,300
Total market value
$3,928,500
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
2007
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
3
Total area
10,932 SF
Lot
22.71 ac (989,252 SF)
Zoning code
A1- AG MIN 3AC
APN
31-88E
UPID
US87-0729840
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
A1- AG MIN 3AC · Stafford, VAZoning A1- AG MIN 3AC · permitted uses
A1- AG MIN 3AC · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE
Est. value
$875,000
MEDICAL BUILDING
Est. value
$810,000
RETAIL STORES
Est. value
$595,000
WAREHOUSE, STORAGE
MEDICAL BUILDING
RETAIL STORES
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
YES
Cooling
Yes
Stories
3
Lot
22.71 ac
Current owner
From public records · entity-resolved
Potomac Vineyards LLC
Entity
Mailing address
275 DECATUR RD, STAFFORD, VA 22554-3014
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2007
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$2,988,350 · Millennium Bank NA
Jun 16, 2006
—
Potomac Vineyards LLC
Causey,charles F III & Cecilia N H
Grant Deed
$2,508,350 · Millennium Bank NA
Jun 6, 2006
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$2,508,350 · Millennium Bank NA
Aug 15, 2005
$380,000
Charles F Causey III
Chambers,keith D & Kristina A
Warranty Deed
$342,000 · Sandy Spring Bank
—
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$150,000 · Fulton Bank
—
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$250,000 · Fulton Bk
—
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$2,890,000 · Fulton Bank
—
—
Potomac Vineyards LLC
—
Deed Of Trust
related
$1,123,000 · Business Finance Group INC
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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