Back to Search
Property profile & analytics
FOR SALE
Grocery and convenience stores
416 S Commerce Ave Front Royal, VA 22630
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US87-1844300
For Sale
1 / 2
$2,146,497
416 S Commerce Ave, Front Royal, VA 22630
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Total area
2,400 SF
Lot
0.68 ac (29,621 SF)
Zoning code
C1
APN
20A101 4C2
UPID
US87-1844300
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
-
Speedway Gas Station
-
BB&T ATM Atm
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.10M
CAP Approach
CAP
$1.44M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.10M
Owner & transaction history
Kumutsos Family LLC · 2 yrs held
Kumutsos Family LLC
since 2024
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
C1 · Front Royal, 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 Front Royal submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Front Royal 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
$2,100,000
ML approach
$2,100,000
CAP Approach
CAP Return
Estimation
6%
$1,555,000
6.5%
$1,435,000
7%
$1,335,000
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±10% · vs last sale $2.10M (May 31 2024)
Last sale anchor
$2.10M
May 31 2024
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
$875 / 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
$6,045
Tax year 2024
Assessed value
$1,233,700
Assessed 2024
Previous assessed
$1,233,700
+0.0% YoY
Effective rate
0.49%
On assessed value
Assessed land
$414,700
Assessed improvement
$819,000
Land market value
$414,700
Improvement market value
$819,000
Total market value
$1,233,700
Applied tax rate
62.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
For Sale
Heating
FORCED AIR
Cooling
YES
Stories
1
Rooms
3
Bathrooms
2
Total area
2,400 SF
Lot
0.68 ac (29,621 SF)
Zoning code
C1
APN
20A101 4C2
UPID
US87-1844300
Jurisdiction
WARREN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C1 · Front Royal, VA
Zoning C1 · permitted uses
C1 · Front Royal, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Front Royal. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
FORCED AIR
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
2
Lot
0.68 ac
Current owner
From public records · entity-resolved
Kumutsos Family LLC
Entity
Mailing address
13626 MDW GLENN, CLARKSVILLE, MD 21029-1037
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2024
$2,098,000
Kumutsos Family LLC
Trade Capital LLC
Special Warranty Deed
$1,339,000 · Citizens & Farmers Bank
Mar 24, 2023
$2,030,363
Trade Capital
Nlp Gsp LLC
Special Warranty Deed
—
Mar 23, 2023
$2,030,363
Nlp Gsp LLC
Williams Family Heirs LLC
Special Warranty Deed
—
Jul 22, 2020
—
Williams Family Heirs LLC
—
Deed
related
$8,250,000 · Dogwood State Bank
Jan 12, 2011
—
Williams Family Heirs LLC
Marie S Williams
Deed
—
Feb 4, 2009
$850,000
Marie S Williams
Wilcohess LLC
Special Warranty Deed
—
Jan 12, 2009
—
Wilcohess LLC
Mapco Express INC
Quit Claim Deed
related
—
Jan 12, 2009
$1,357,433
Wilcohess LLC
Mapco Express INC
Warranty 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
