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Property profile & analytics
OFF-MARKET
Office buildings
322 Royal Ave, Front Royal, VA 22630-3228
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1937246
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1897
Total area
2,469 SF
Lot
0.21 ac (9,017 SF)
Zoning code
C1
APN
20A7 6 4A
UPID
US87-1937246
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
-
Royal spa & Massage Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Sonja Viola Stephens · 4 yrs held
Sonja Viola Stephens
since 2021
Last sale
$260,000
5 recorded transactions
Zoning & alternative use
C1 · Front Royal, 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 Front Royal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Front Royal 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$987
Tax year 2024
Assessed value
$201,400
Assessed 2024
Previous assessed
$201,400
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$72,100
Assessed improvement
$129,300
Land market value
$72,100
Improvement market value
$129,300
Total market value
$201,400
Applied tax rate
65.0000
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
Off-Market
Year built
1897
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
9
Bathrooms
3
Total area
2,469 SF
Lot
0.21 ac (9,017 SF)
Zoning code
C1
APN
20A7 6 4A
UPID
US87-1937246
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C1 · Front Royal, VA
Zoning C1 · permitted uses
C1 · Front Royal, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Front Royal. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1897
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
3
Lot
0.21 ac
Current owner
From public records · entity-resolved
Sonja Viola Stephens
Individual
Mailing address
322 S ROYAL AVE, FRONT ROYAL, VA 22630-3228
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2021
$260,000
Sonja Viola Stephens
Soon Ja Kim
Deed
$234,000 · Alcova Mortgage LLC
Apr 16, 2012
$130,000
Soon Ja Kim
William Vaught
Deed
$100,000 · John D Jenkins Etal
Jan 10, 2012
—
William Vaught
Federal National Mortgage Associati
Limited Warranty Deed
—
Sep 8, 2010
$238,668
Federal National Mortgage Associati
Kyong H Lee
Trustees Deed
related
—
Nov 29, 2007
$235,000
Kyong H Lee
Rachel R Harrington
Deed
$235,000 · Homecomings Financial 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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