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Property profile & analytics
FOR LEASE
Office buildings
28 Blackwell Park Ln Warrenton, VA 20186
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0998141
For Lease
1 / 2
$8,955,000
28 Blackwell Park Ln, Warrenton, VA 20186
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
48,390 SF
Lot
2.43 ac (105,894 SF)
Zoning code
COMMERCIAL/LIMITED
APN
6984-48-8180
UPID
US87-0998141
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
-
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.63M
Comparable Approach
Comparable
$9.60M
Blend (final)
Blend
$8.96M
Owner & transaction history
Blackwell Office Park LLC · 1 yrs held
Blackwell Office Park LLC
since 2025
1 recorded transaction
Zoning & alternative use
COMMERCIAL/LIMITED · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$14.1M
+29.1%
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 Warrenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenton 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%
$11,520,000
6.5%
$10,630,000
7%
$9,875,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,940,000
Current use
COMMERCIAL (GENERAL)
$14,125,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$8.96M
Range $8.06M – $9.85M · ±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
$185 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$61,369
Tax year 2024
Assessed value
$6,507,800
Assessed 2024
Previous assessed
$6,507,800
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$1,905,300
Assessed improvement
$4,602,500
Land market value
$1,905,300
Improvement market value
$4,602,500
Total market value
$6,507,800
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2007
Heating
HEAT PUMP
Cooling
YES
Stories
3
Bathrooms
6
Total area
48,390 SF
Lot
2.43 ac (105,894 SF)
Zoning code
COMMERCIAL/LIMITED
APN
6984-48-8180
UPID
US87-0998141
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL/LIMITED · Warrenton, VA
Zoning COMMERCIAL/LIMITED · permitted uses
COMMERCIAL/LIMITED · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.9M
COMMERCIAL (GENERAL)
Est. value
$14.1M
OFFICE BUILDING 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
2007
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Bathrooms
6
Lot
2.43 ac
Current owner
From public records · entity-resolved
Blackwell Office Park LLC
Entity
Mailing address
1945 OLD GALLOWS RD STE #300, VIENNA, VA 22182-3931
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2025
—
Blackwell Office Park LLC
—
Deed
related
$5,220,000 · Founders Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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