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Property profile & analytics
OFF-MARKET
Estimated value
$5,580,000
Warehouses
411 Holiday Ct Warrenton, VA 20186-4338
Entity Owned
12-yr Hold
Free & Clear
Property ID
US87-1835541
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2016
Total area
60,272 SF
Lot
1.73 ac (75,446 SF)
Zoning code
PUD PLANNED UNIT DEV
APN
6984-76-2983
UPID
US87-1835541
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
-
CubeSmart Self Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.65M
Blend (final)
Blend
$5.58M
Owner & transaction history
Holiday Partners LLC · 12 yrs held
Holiday Partners LLC
since 2014
5 recorded transactions
Zoning & alternative use
PUD PLANNED UNIT DEV · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.9M
+4.1%
Industrial (general)
$6.7M
+0.5%
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
WAREHOUSE, STORAGE
$6,665,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,940,000
Change: +4% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,700,000
Change: +1% · Conversion: Easy
RESTAURANT
$5,960,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$5.58M
Range $5.02M – $6.14M · ±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
$93 / 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
$37,925
Tax year 2024
Assessed value
$4,021,700
Assessed 2024
Previous assessed
$4,021,700
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$828,900
Assessed improvement
$3,192,800
Land market value
$828,900
Improvement market value
$3,192,800
Total market value
$4,021,700
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2016
Heating
HEAT PUMP
Stories
2
Rooms
10
Bathrooms
6
Total area
60,272 SF
Lot
1.73 ac (75,446 SF)
Zoning code
PUD PLANNED UNIT DEV
APN
6984-76-2983
UPID
US87-1835541
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
WAREHOUSE, STORAGE Current
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.9M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
RESTAURANT
Est. value
$6.0M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
2016
Heating
HEAT PUMP
Stories
2
Rooms
10
Bathrooms
6
Lot
1.73 ac
Current owner
From public records · entity-resolved
Holiday Partners LLC
Entity
Free & Clear · 12 yrs held
Mailing address
PO BOX 320099, ALEXANDRIA, VA 22320-4099
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2015
—
Holiday Partners LLC
—
Deed Of Trust
related
$3,611,760 · Middleburg Bk
Apr 1, 2014
$310,000
Holiday Partners LLC
Virginia Cmnty Bk
Grant Deed
—
Jan 21, 2010
$600,000
Virginia Cmnty Bk
Bliley Paul S JR
Grant Deed
related
—
Feb 19, 2008
—
Faith Commercial LLC
—
Trustees Deed
related
$60,000 · Ronald K Frazier
Aug 10, 2007
—
Faith Of Pim LLC
—
Grant Deed
related
$1,100,000 · Middleburg 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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