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Property profile & analytics
FOR LEASE
Retail space
316 White Oak Rd Fredericksburg, VA 22405
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3832007
For Lease
1 / 6
$3,395,000
316 White Oak Rd, Fredericksburg, VA 22405
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TYPE NOT SPECIFIED
Total area
11,700 SF
Lot
1.38 ac (60,030 SF)
Zoning code
B2- URBAN COMM
APN
54-114F
UPID
US87-3832007
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
-
El Patron Mexican Restaurant Restaurant
-
Marco's Pizza Restaurant
-
Conjured Ink Tattoo Studios Tattoo & Piercing Shop
-
Cutz-N-Restore Images LLC Barber Shop
-
Gateway Private School Language School Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.51M
Blend (final)
Blend
$3.40M
Owner & transaction history
White Oak 22485 LLC · 4 yrs held
White Oak 22485 LLC
since 2022
Last sale
$3.3M
4 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.5M
+71.3%
Commercial (general)
$2.8M
+7.5%
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 Fredericksburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fredericksburg 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
$3,380,000
ML approach
$3,495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,610,000
Current use
AUTO REPAIR, GARAGE
$4,470,000
Change: +71% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,805,000
Change: +7% · Conversion: Easy
Blend value · Realmo final
$3.40M
Range $3.06M – $3.73M · ±10% · vs last sale $3.30M (Apr 12 2022)
Last sale anchor
$3.30M
Apr 12 2022
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
$290 / 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
$12,337
Tax year 2023
Assessed value
$2,591,100
Assessed 2024
Previous assessed
$1,305,500
+98.5% YoY
Effective rate
0.48%
On assessed value
Assessed land
$720,400
Assessed improvement
$1,870,700
Land market value
$720,400
Improvement market value
$1,870,700
Total market value
$2,591,100
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1989
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Total area
11,700 SF
Lot
1.38 ac (60,030 SF)
Zoning code
B2- URBAN COMM
APN
54-114F
UPID
US87-3832007
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VA
Zoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Fredericksburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fredericksburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$2.8M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
1989
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Lot
1.38 ac
Current owner
From public records · entity-resolved
White Oak 22485 LLC
Entity
Mailing address
8786 BRK ESTS CT, LORTON, VA 22079-4400
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2022
$3,300,000
White Oak 22485 LLC
Carl D Silver Holding Company LLC
Special Warranty Deed
$1,000,000 · Sandy Spring Bank
May 17, 2013
—
Carl D Silver Holding Co LLC
Silver 2011 Inv Props LLC
Quit Claim Deed
related
—
Feb 15, 2013
$1,416,000
Carl D Silver LLC
Goodpasture H Glenn
Trustees Deed
—
—
—
Gaines White Oak LLC
—
Deed Of Trust
related
$200,000 · Access National 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.
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