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Property profile & analytics
OFF-MARKET
Estimated value
$605,000
Industrial properties
400 Belle Air Ln Warrenton, VA 20186-4368
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-1162037
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1997
Total area
4,032 SF
Lot
1.23 ac (53,622 SF)
Zoning code
PUD PLANNED UNIT DEV
APN
6984-75-4862
UPID
US87-1162037
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
-
Palmer's Contracting Group Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$620k
Comparable Approach
Comparable
$595k
Blend (final)
Blend
$605k
Owner & transaction history
; Palmer Real Est Holdings LLC · 10 yrs held
; Palmer Real Est Holdings LLC
since 2015
7 recorded transactions
Zoning & alternative use
PUD PLANNED UNIT DEV · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$630,000
+40.3%
Medical building
$625,000
+39.8%
Neighborhood: shopping center
$465,000
+3.6%
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%
$670,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$450,000
Current use
OFFICE BUILDING
$630,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$625,000
Change: +40% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$465,000
Change: +4% · Conversion: Difficult
WAREHOUSE, STORAGE
$445,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$605k
Range $545k – $666k · ±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
$150 / 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
$9,485
Tax year 2024
Assessed value
$1,005,800
Assessed 2024
Previous assessed
$1,005,800
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$535,800
Assessed improvement
$470,000
Land market value
$535,800
Improvement market value
$470,000
Total market value
$1,005,800
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1997
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
8
Bathrooms
2
Total area
4,032 SF
Lot
1.23 ac (53,622 SF)
Zoning code
PUD PLANNED UNIT DEV
APN
6984-75-4862
UPID
US87-1162037
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PUD PLANNED UNIT DEV · Warrenton, VA
Zoning PUD PLANNED UNIT DEV · permitted uses
PUD PLANNED UNIT DEV · 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
INDUSTRIAL (GENERAL) Current
Est. value
$450,000
OFFICE BUILDING
Est. value
$630,000
MEDICAL BUILDING
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$465,000
WAREHOUSE, STORAGE
Est. value
$445,000
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1997
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
2
Lot
1.23 ac
Current owner
From public records · entity-resolved
; Palmer Real Est Holdings LLC
Entity
Mailing address
6151 MILES LN, WARRENTON, VA 20187-8850
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2016
—
Palmer R & E Holdings LLC
—
Deed
related
$525,000 · Oak View Nat'l Bk
Oct 30, 2015
$870,000
; Palmer Real Est Holdings LLC
Epc Va 170 LLC
Special Warranty Deed
$525,000 · Oak View National Bank
Oct 2, 2015
—
Epc Va 170 LLC
Cooper,rex S
Grant Deed
related
—
—
—
Epc Va 170 LLC
—
Deed Of Trust
related
$415,000 · Oak View Nat'l Bk
—
—
Rex S Cooper
—
Deed Of Trust
related
$509,923 · Pnc Bank
—
—
Palmer R & E Holdings LLC
—
Deed Of Trust
related
$525,000 · Oak View Nat'l Bk
—
—
Rex S Cooper
—
Deed Of Trust
related
$75,000 · Wachovia Bank NA
—
—
Rex S Cooper
—
Deed Of Trust
related
$170,000 · Wachovia Bank NA
—
—
Rex S Cooper
—
Deed Of Trust
related
$303,000 · Wachovia Bank NA
—
—
Palmer R & E Holdings LLC
—
Deed Of Trust
related
$434,000 · Business Fin Grp
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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