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Property profile & analytics
OFF-MARKET
Estimated value
$1,790,000
Commercial real estate
305 Main St Culpeper, VA 22701-3394
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-1181693
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1934
Total area
25,439 SF
Lot
0.67 ac (29,319 SF)
Zoning code
C2
APN
41-A2- 1-C1- 2
UPID
US87-1181693
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
-
The Sangria Bowl Restaurant
-
ROXANA'S HAIR SALON Hair Salon Nail Salon
-
Culpeper Blue Angels AllStar Cheer Gym & Fitness Center
-
Family Hair Center Barber Shop
-
Habitat for Humanity of Culpeper County Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.79M
Owner & transaction history
Hitt Mt Properties INC
Hitt Mt Properties INC
since 2026
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
C2 · Culpeper, 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 Culpeper submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Culpeper 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.79M
Range $1.61M – $1.97M · ±10% · vs last sale $1.80M (Jan 5 2026)
Last sale anchor
$1.80M
Jan 5 2026
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
$70 / 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
$5,311
Tax year 2023
Assessed value
$1,154,500
Assessed 2023
Previous assessed
$1,154,500
+0.0% YoY
Effective rate
0.46%
On assessed value
Assessed land
$335,000
Assessed improvement
$819,500
Land market value
$335,000
Improvement market value
$819,500
Total market value
$1,154,500
Applied tax rate
6.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1934
Heating
FORCED AIR
Cooling
NONE
Stories
2
Rooms
9
Bathrooms
4
Total area
25,439 SF
Lot
0.67 ac (29,319 SF)
Zoning code
C2
APN
41-A2- 1-C1- 2
UPID
US87-1181693
Jurisdiction
CULPEPER
Zoning & alternative use
C2 · Culpeper, VA
Zoning C2 · permitted uses
C2 · Culpeper, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Culpeper. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1934
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
9
Bathrooms
4
Lot
0.67 ac
Current owner
From public records · entity-resolved
Hitt Mt Properties INC
Entity
Free & Clear · 0 yrs held
Mailing address
14484 HITT MTN RD, REVA, VA 22735-1735
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2026
$1,800,000
Hitt Mt Properties INC
The State Of Culpeper LLC
Bargain & Sale Deed
—
Jul 31, 2012
—
State Theatre Owner LLC
State Theatre Owner LLC
Quit Claim Deed
related
$2,000,000 · James V JR & Elizabeth R Debergh
Oct 26, 2011
—
State Theatre Owner LLC
—
Deed Of Trust
related
$3,000,000 · Melbell LLC
Dec 29, 2008
—
State Theatre Owner LLC
State Theatre Foundation INC
Quit Claim Deed
related
—
Mar 14, 2006
—
State Theater Foundation INC
Yates,gregory M & Elizabeth M
Grant Deed
related
—
May 10, 2004
$300,000
Gregory M Yates
Nauth,kristin K
Grant Deed
—
—
—
State Theatre Owener LLC
—
Deed Of Trust
related
$5,005,473 · Ntcic-state Theatre LLC
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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