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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Warehouses
34 Perchwood Dr Fredericksburg, VA 22405-4516
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-1300443
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Total area
12,776 SF
Lot
2.11 ac (91,820 SF)
Zoning code
M1
APN
38-25E
UPID
US87-1300443
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
-
United Welding, LLC Metal Fabrication Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.80M
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.74M
Owner & transaction history
34 Perchwood LLC · 3 yrs held
34 Perchwood LLC
since 2022
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
M1 · Fredericksburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.9M
+114.4%
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
$1,740,000
ML approach
$1,800,000
CAP Approach
CAP Return
Estimation
6%
$2,235,000
6.5%
$2,060,000
7%
$1,915,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$1,330,000
Current use
RETAIL STORES
$2,850,000
Change: +114% · Conversion: Moderate
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±10% · vs last sale $1.70M (Dec 9 2022)
Last sale anchor
$1.70M
Dec 9 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
$136 / 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
$9,295
Tax year 2023
Assessed value
$1,484,400
Assessed 2024
Previous assessed
$983,600
+50.9% YoY
Effective rate
0.63%
On assessed value
Assessed land
$505,000
Assessed improvement
$979,400
Land market value
$505,000
Improvement market value
$979,400
Total market value
$1,484,400
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
12,776 SF
Lot
2.11 ac (91,820 SF)
Zoning code
M1
APN
38-25E
UPID
US87-1300443
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
M1 · Fredericksburg, VA
Zoning M1 · permitted uses
M1 · 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
WAREHOUSE, STORAGE Current
Est. value
$1.3M
RETAIL STORES
Est. value
$2.9M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1998
Heating
YES
Cooling
Yes
Stories
2
Lot
2.11 ac
Current owner
From public records · entity-resolved
34 Perchwood LLC
Entity
Free & Clear · 3 yrs held
Mailing address
34 PERCHWOOD DR, FREDERICKSBURG, VA 22405-4516
Mailing matches property
Yes
Owner-occupied
Yes
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
Dec 9, 2022
$1,700,000
34 Perchwood LLC
Lg Holding Co LLC
Special Warranty Deed
—
Jun 4, 2015
$1,000,000
Lg Holding Co LLC
Cscq-va LLC
Grant Deed
$850,000 · Union Bk&tr
Mar 24, 2011
$1,100,000
LLC,cscq-va
Tractors & Trucks INC
Grant Deed
$880,000 · Pnc Bank
—
—
Tractors & Trucks INC
—
Deed Of Trust
related
$420,000 · Pnc 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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