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    28 Blackwell Park Ln Warrenton, VA 20186
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    Property profile & analytics

    28 Blackwell Park Ln, Warrenton, VA 20186

    View on Map
    • Office buildings
    • 48,390 SF
    • 2.43 lot acres
    For Lease
    $8,955,000
    View Listing →
    Office and Retail Space Available For Lease
    $8,955,000
    2,181 SF

    Office and Retail Space Available

    Office and retail spaces for lease with ample parking.

    28 Blackwell Park Ln, Warrenton, VA
    View Listing
    Property ID
    US87-0998141
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Michael Amster / Pediatrician / Medical Clinic
    • Karem Saund, PA-C / Physician / Medical Clinic
    • Equine Insurance LLC / Insurance Agency
    • Dr. Cheryl Kemerer / Pediatrician / Medical Clinic
    • Alex Eisen, DO / Pediatrician / Medical Clinic

    Property Details for 28 Blackwell Park Ln

    Year built
    2007
    Lot size
    2.43 lot acres
    Zone code
    COMMERCIAL/LIMITED
    Property type
    Office buildings
    APN
    6984-48-8180
    APU
    6984488180

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $11,520,000
      6.5%
      $10,630,000
      7%
      $9,875,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $9,603,000
      Market price range: $7.95M - $13.4M
      AI Estimate
      $6,623,000
      Market price range: $2.54M - $11.2M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $10,940,000
      Current use
      COMMERCIAL (GENERAL)
      $14,125,000
      Change: +29% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Warrenton
    County
    Fauquier
    State
    Virginia
    Longitude
    -77.7921
    Latitude
    38.7257
    CBSA code
    47900
    CBSA name
    WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $61,369
    $1,905,300
    $4,602,500
    $6,507,800
    -
    $1,905,300
    $4,602,500
    $6,507,800

    Comparable in this City

    • Value Estimation by Request
      1,128 SF

      15 1st St

      OFFICE BUILDING
      15 1st St, Warrenton, VA 20186-3402
      View Details
    • Value Estimation
      $4,970,000
      28,520 SF

      419 Belle Air Ln

      OFFICE BUILDING
      419 Belle Air Ln, Warrenton, VA 20186-4368
      View Details
    • Value Estimation by Request
      2,884 SF

      237 Elm St

      OFFICE BUILDING
      237 Elm St, Warrenton, VA 20186
      View Details
    • Value Estimation
      $2,415,000
      12,934 SF

      50 Lee St

      OFFICE BUILDING
      50 Lee St, Warrenton, VA 20186-3211
      View Details
    • Value Estimation
      $2,465,000
      13,320 SF

      560 Broadview Ave

      OFFICE BUILDING
      560 Broadview Ave, Warrenton, VA 20186-2046
      View Details
    • Value Estimation
      $1,915,000
      11,178 SF

      233 Broadview Ave

      OFFICE BUILDING
      233 Broadview Ave, Warrenton, VA 20186-2418
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      Pending

      Office/Medical Building Near Fauquier Hospital

      7,300 SF office/medical building for sale near Fauquier Hospital.
      555 Hospital Dr, Warrenton, VA 20186
      View Details
    • Contact for pricing
      1.78 Acres

      Prime Warrenton Office Suite

      Spacious Office, Abundant Parking, All Utilities Included
      98 Alexandria Tpke Unit, Warrenton, VA 20186
      View Details
    • Contact for pricing
      1.78 Acres

      Prime Warrenton Office Suite

      Spacious Office, Great Location, Ample Parking
      98 Alexandria Pike, Warrenton, VA 20186
      View Details
    • Contact for pricing
      5,523 SF

      First Floor Office Condo

      5,523 SF office condo available for sale.
      45 N Hill Dr, Warrenton, VA 20186
      View Details
    • Contact for pricing

      Historic Warrenton Office Suite

      Prime Downtown Warrenton Office Space
      24 Ashby St, Warrenton, VA 20186
      View Details

    Similar Nearby for Lease

    • $1,000 /Mo

      Warrenton Office Space For Rent

      Office space for rent with great visibility in Warrenton.
      560 Broadview Ave, Warrenton, VA 20186
      View Details
    • $4,000 /Mo

      Old Town Warrenton Office Space

      Office space for lease in Old Town Warrenton, Virginia.
      29 Culpeper St, Warrenton, VA 20186
      View Details
    • $2,300 /Mo
      Pending

      Renovated Office Suite in Warrenton

      Newly renovated office suite in Old Town Warrenton for lease.
      20 John Marshall St, Warrenton, VA 20186
      View Details
    View Listing
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    Warrenton, VA 20186
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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