3552 Catlett Rd Catlett, VA 20119-2003
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$765k
Range $689k – $842k (±10%)
Implied cap rate
5.90%
In-place · NOI ÷ last sale
Property ID
US87-0655062
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1981
Total area
2,604 SF
Lot
1.54 ac (67,082 SF)
Zoning code
COMMERCIAL NBRHD
APN
7922-72-7797
UPID
US87-0655062
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Trade Show Venue (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$705k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$551k
Blend (final)
Blend
$765k
Owner & transaction history
since 2020
Last sale
$762,500
7 recorded transactions
Zoning & alternative use
COMMERCIAL NBRHD · Catlett, VA
Top alternative use upside
Office building
$1.0M
+36.3%
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.
All 8 comparables with addresses
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
$765k
Value range
$689k – $842k
±10% around blend
Estimated value / SF
$294 / SF
Confidence
High
8 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
80
$689k
blend $765k
$842k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,604 SF
Lot area
1.54 ac
Year built
1981
Stories
1
APN
7922-72-7797
Assessed value
$730,000
Annual tax
$7,522
3
Income approach: direct capitalization
Partial preview
Income approach indication
$700k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$755k
@ 6.5% CAP return
$700k
@ 7% CAP return
$650k
4
Sales comparison
Partial preview
Sales approach indication
$1.21M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.3 mi away · 3,000 SF
17.5 mi away · 3,183 SF
18.9 mi away · 2,880 SF
20.0 mi away · 1,824 SF
22.2 mi away · 3,142 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$765k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 31 sales
$292
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $294/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+36%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Comparable evidence · 8 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this industrial properties
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 · 5.90%
9.0%
NOI (est.)
$53k *
Last sale · Aug 2020
$763k
* 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$905k
Move the market yield to see immediate price impact.
Value / SF
$347
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
5.40%5.90%6.40%
$48k
$890k
$814k
$751k
$53k
$988k
$905k
$834k
$59k
$1.09M
$995k
$917k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$1.85M
11.1 mi · Dec 2025 · $661/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$7,522
Tax year 2024
Assessed value
$730,000
Assessed 2024
Previous assessed
$730,000
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$536,700
Assessed improvement
$193,300
Land market value
$536,700
Improvement market value
$193,300
Total market value
$730,000
Applied tax rate
5.0000
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
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1981
Heating
SPACE
Stories
1
Total area
2,604 SF
Lot
1.54 ac (67,082 SF)
Zoning code
COMMERCIAL NBRHD
APN
7922-72-7797
UPID
US87-0655062
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL NBRHD · Catlett, VAZoning COMMERCIAL NBRHD · permitted uses
COMMERCIAL NBRHD · Catlett, 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
1981
Heating
SPACE
Stories
1
Lot
1.54 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
COMMERCIAL NBRHD
Jurisdiction
Catlett, VA
Recorded code
COMMERCIAL NBRHD
Ownership Intelligence
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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
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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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