311 Luray Ave Front Royal, VA 22630-2425
Individually Owned
5-yr Hold
Estimated value (blended)
$575k
Range $518k – $633k (±10%)
Implied cap rate
4.70%
In-place · NOI ÷ last sale
Property ID
US87-1751803
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1959
Total area
2,416 SF
Lot
0.86 ac (37,592 SF)
Zoning code
R1
APN
20A6 9 1B
UPID
US87-1751803
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$430k
CAP Approach
CAP
$420k
Comparable Approach
Comparable
$617k
Blend (final)
Blend
$575k
Owner & transaction history
since 2021
Last sale
$485,000
3 recorded transactions
Zoning & alternative use
R1 · Front Royal, VA
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$575k
Value range
$518k – $633k
±10% around blend
Estimated value / SF
$238 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$518k
blend $575k
$633k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,416 SF
Lot area
0.86 ac
Year built
1959
Stories
1
APN
20A6 9 1B
Assessed value
$575,400
Annual tax
$2,819
3
Income approach: direct capitalization
Partial preview
Income approach indication
$420k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$455k
@ 6.5% CAP return
$420k
@ 7% CAP return
$390k
4
Sales comparison
Partial preview
Sales approach indication
$617k
Range $332k – $707k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$575k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 73 sales
$208
+15%
Submarket 73 sales
$208
+15%
County 86 sales
$216
+10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $238/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
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Overview
Implied cap rate
4.70%
Implied, in-place cap rate for this warehouses
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 · 4.70%
9.0%
NOI (est.)
$34k *
Last sale · Jun 2021
$485k
* 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$722k
Move the market yield to see immediate price impact.
Value / SF
$299
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
4.20%4.70%5.20%
$31k
$728k
$650k
$588k
$34k
$808k
$722k
$653k
$37k
$889k
$795k
$718k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$2,819
Tax year 2024
Assessed value
$575,400
Assessed 2024
Previous assessed
$575,400
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$74,800
Assessed improvement
$500,600
Land market value
$74,800
Improvement market value
$500,600
Total market value
$575,400
Applied tax rate
64.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1959
Heating
HEAT PUMP
Cooling
YES
Stories
1
Units
2
Rooms
7
Bathrooms
4
Total area
2,416 SF
Lot
0.86 ac (37,592 SF)
Zoning code
R1
APN
20A6 9 1B
UPID
US87-1751803
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R1 · Front Royal, VAZoning R1 · permitted uses
R1 · Front Royal, 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
1959
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Units
2
Rooms
7
Bathrooms
4
Lot
0.86 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
R1
Jurisdiction
Front Royal, VA
Recorded code
R1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for R1 in Front Royal, 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.
Registration is required before the official district profile is shown.
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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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