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Property profile & analytics
OFF-MARKET
Estimated value
$980,000
Strip malls
380 Broadview Ave, Warrenton, VA 20186-2331
Entity Owned
17-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3952017
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1963
Total area
13,714 SF
Lot
0.81 ac (35,327 SF)
Zoning code
COMMERCIAL/GENERAL
APN
6984-18-5649
UPID
US87-3952017
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
-
O'Brien's Irish pub and restaurant Bar & Pub Nightclub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$980k
Owner & transaction history
Fog Holdings LLC · 17 yrs held
Fog Holdings LLC
since 2009
7 recorded transactions
Zoning & alternative use
COMMERCIAL/GENERAL · Warrenton, 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 Warrenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenton 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,580,000
Current use
INDUSTRIAL (GENERAL)
$1,525,000
Change: -3% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,515,000
Change: -4% · Conversion: Difficult
RESTAURANT
$1,355,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$980k
Range $882k – $1.08M · ±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
$71 / 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
$19,249
Tax year 2024
Assessed value
$2,041,300
Assessed 2024
Previous assessed
$2,041,300
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$706,500
Assessed improvement
$1,334,800
Land market value
$706,500
Improvement market value
$1,334,800
Total market value
$2,041,300
Applied tax rate
7.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1963
Heating
FLOOR/WALL FURNACE
Cooling
YES
Stories
1
Rooms
15
Bathrooms
19
Total area
13,714 SF
Lot
0.81 ac (35,327 SF)
Zoning code
COMMERCIAL/GENERAL
APN
6984-18-5649
UPID
US87-3952017
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL/GENERAL · Warrenton, VA
Zoning COMMERCIAL/GENERAL · permitted uses
COMMERCIAL/GENERAL · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.5M
RESTAURANT
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
WAREHOUSE, STORAGE
RESTAURANT
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
1963
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Rooms
15
Bathrooms
19
Lot
0.81 ac
Current owner
From public records · entity-resolved
Fog Holdings LLC
Entity
Mailing address
8549 TURKEY RUN DR, WARRENTON, VA 20187-8801
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2025
—
Fog Holdings LLC
—
Deed
related
$1,200,000 · Van Metre Homes At Veritas LLC
Apr 16, 2025
—
Fog Holdings LLC
—
Deed
related
$951,000 · Bank Of Clarke
May 13, 2013
—
Fog Holdings LLC
—
Loan Modification
related
$2,000,000 · Xenith Bank
Feb 26, 2009
$2,821,000
Fog Holdings LLC
Broadview Holdings LLC
Deed Of Trust
related
$2,125,000 · Summit Community Bank NA
Apr 4, 2006
—
Broadview Hldgs LLC
—
Deed Of Trust
related
$2,120,000 · Loudoun National Bank
Dec 22, 2005
$2,300,000
Broadview Holdings LLC
Goal Lc
Grant Deed
—
—
—
Fog Holdings LLC
—
Loan Modification
related
$2,200,000 · Xenith Bk
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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