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Property profile & analytics
OFF-MARKET
Estimated value
$770,000
Industrial properties
321 Arbor Ct Winchester, VA 22602-4537
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0297953
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2003
Total area
24,000 SF
Lot
7.88 ac (343,253 SF)
Zoning code
GENERAL INDUSTRIAL
APN
64A-80I
UPID
US87-0297953
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
-
Pennsylvania Drilling Co Construction Company General Contractor
-
Penndrill Manufacturing Winchester Division Building Supply
-
Penndrill Manufacturing Building Supply
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$846k
Blend (final)
Blend
$770k
Owner & transaction history
Hill,avis Trust · 8 yrs held
Hill,avis Trust
since 2017
4 recorded transactions
Zoning & alternative use
GENERAL INDUSTRIAL · Winchester, 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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$535,000
Current use
Blend value · Realmo final
$770k
Range $693k – $847k · ±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
$32 / 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
$13,381
Tax year 2024
Assessed value
$5,247,500
Assessed 2024
Previous assessed
$5,145,500
+2.0% YoY
Effective rate
0.25%
On assessed value
Assessed land
$830,700
Assessed improvement
$4,416,800
Land market value
$830,700
Improvement market value
$4,416,800
Total market value
$5,247,500
Applied tax rate
4.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2003
Heating
FLOOR/WALL FURNACE
Cooling
NONE
Buildings
4
Stories
1
Rooms
4
Bathrooms
6
Total area
24,000 SF
Lot
7.88 ac (343,253 SF)
Zoning code
GENERAL INDUSTRIAL
APN
64A-80I
UPID
US87-0297953
Jurisdiction
FREDERICK
Zoning & alternative use
GENERAL INDUSTRIAL · Winchester, VAZoning GENERAL INDUSTRIAL · permitted uses
GENERAL INDUSTRIAL · Winchester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$535,000
INDUSTRIAL (GENERAL) Current
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
2003
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Buildings
4
Rooms
4
Bathrooms
6
Lot
7.88 ac
Current owner
From public records · entity-resolved
Hill,avis Trust
Trust
Mailing address
201 MTN RD, FRONT ROYAL, VA 22630-8901
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
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
Dec 6, 2017
—
Hill,avis Trust
—
Deed
related
$2,750,000 · Fulton Bk NA
—
—
Hill Avis Trust
—
Deed Of Trust
related
$845,000 · Marathon Bank
—
—
Hill,avis Trust
—
Deed Of Trust
related
$2,750,000 · Fulton Bk NA
—
—
Hill,harry Tr
—
Deed Of Trust
related
$805,000 · Marathon 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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