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Property profile & analytics
OFF-MARKET
Estimated value
$5,430,000
Retail space
401 Cameron St Winchester, VA 22601-4807
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1276245
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1930
Total area
40,586 SF
Lot
0.92 ac (39,927 SF)
Zoning code
B1
APN
173-01-L- 11-
UPID
US87-1276245
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.43M
Owner & transaction history
City Of Winchester · 4 yrs held
City Of Winchester
since 2021
Last sale
$4.9M
2 recorded transactions
Zoning & alternative use
B1 · Winchester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
of the B-1 Central Business District zone, PUD Planned Unit Development zone, and CE Corridor Enhancement District to promote connectivity, the integration of residential and commercial uses, and the development of parks and recreational areas to foster community. The NDD implements the Comprehensive Plan by encouraging development in conformance with the Ne…
Zone name
Central Business District
General category
COMMERCIAL
Zone area
140.30 ac
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$5,685,000
ML approach
$6,195,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,540,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,080,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$5.43M
Range $4.89M – $5.97M · ±10% · vs last sale $4.92M (Dec 28 2021)
Last sale anchor
$4.92M
Dec 28 2021
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
$134 / 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
Assessed value
$3,392,700
Assessed 2024
Previous assessed
$3,392,700
+0.0% YoY
Assessed land
$354,200
Assessed improvement
$3,038,500
Land market value
$354,200
Improvement market value
$3,038,500
Total market value
$3,392,700
Applied tax rate
5,104,050.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1930
Heating
FORCED AIR
Cooling
YES
Stories
3
Units
5
Bathrooms
13
Total area
40,586 SF
Lot
0.92 ac (39,927 SF)
Zoning code
B1
APN
173-01-L- 11-
UPID
US87-1276245
Jurisdiction
WINCHESTER CITY
Zoning & alternative use
B1 · Winchester, VAZoning B1 · permitted uses
B1 · Winchester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
of the B-1 Central Business District zone, PUD Planned Unit Development zone, and CE Corridor Enhancement District to promote connectivity, the integration of residential and commercial uses, and the development of parks and recreational areas to foster community. The NDD implements the Comprehensive Plan by encouraging development in conformance with the Neighborhood Design District area plans in the Comprehensive Plan. It promotes development that includes the following design features: a. A mix of land uses, including commercial and residential uses within the same structure b. Buildings located close to the street c. Active, pedestrian-oriented streetscapes d. Meaningful public parks and civic spaces e. Higher development densities and taller structures f. Buildings with articulated facades and adequate provision of windows g. A mix of new structures and creative reuse of existing buildings h. High-quality design that contributes to the character of neighborhoods and the City
Zone name
Central Business District
General category
COMMERCIAL
Zone area
140.30 ac
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.5M
COMMERCIAL (GENERAL)
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1930
Heating
FORCED AIR
Cooling
Yes
Stories
3
Units
5
Bathrooms
13
Lot
0.92 ac
Current owner
From public records · entity-resolved
City Of Winchester
Entity
Mailing address
15 N CAMERON ST, WINCHESTER, VA 22601-6082
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2021
$4,923,451
City Of Winchester
North Cameron Properties LLC
Deed
—
Jun 17, 2005
$800,000
Dogwood Development Group LLC
Valley Proteins INC
Deed
—
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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