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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Motels
4285 Bludau Dr Warrenton, VA 20187
Individually Owned
9-yr Hold
Free & Clear
Property ID
US87-1886732
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1950
Total area
5,200 SF
Lot
4.77 ac (207,825 SF)
Zoning code
PLANNED COMMMER INDUSTRIA
APN
7915-63-2639
UPID
US87-1886732
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
$440k
CAP Approach
CAP
$735k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$585k
Owner & transaction history
Cmnty Theatre-story P Fauquier · 9 yrs held
Cmnty Theatre-story P Fauquier
since 2017
7 recorded transactions
Zoning & alternative use
PLANNED COMMMER INDUSTRIA · 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
$440,000
CAP Approach
CAP Return
Estimation
6%
$795,000
6.5%
$735,000
7%
$680,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$795,000
Change: 0% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$640,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$625,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$600,000
Change: 0% · Conversion: Difficult
WAREHOUSE, STORAGE
$540,000
Change: 0% · Conversion: Difficult
RESTAURANT
$515,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$585k
Range $527k – $644k · ±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
$113 / 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
$14,432
Tax year 2024
Assessed value
$1,529,000
Assessed 2024
Previous assessed
$1,529,000
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$1,192,500
Assessed improvement
$336,500
Land market value
$1,192,500
Improvement market value
$336,500
Total market value
$1,529,000
Applied tax rate
2.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1950
Heating
HEAT PUMP
Cooling
YES
Buildings
2
Stories
1
Rooms
16
Bathrooms
18
Total area
5,200 SF
Lot
4.77 ac (207,825 SF)
Zoning code
PLANNED COMMMER INDUSTRIA
APN
7915-63-2639
UPID
US87-1886732
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED COMMMER INDUSTRIA · Warrenton, VAZoning PLANNED COMMMER INDUSTRIA · permitted uses
PLANNED COMMMER INDUSTRIA · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$795,000
INDUSTRIAL (GENERAL)
Est. value
$640,000
COMMERCIAL (GENERAL)
Est. value
$625,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$600,000
WAREHOUSE, STORAGE
Est. value
$540,000
RESTAURANT
Est. value
$515,000
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1950
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Rooms
16
Bathrooms
18
Lot
4.77 ac
Current owner
From public records · entity-resolved
Cmnty Theatre-story P Fauquier
Individual
Free & Clear · 9 yrs held
Mailing address
PO BOX 861617, VINT HILL FARMS, VA 20187-1617
Ownership since
2017
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
Mar 6, 2017
—
Vint Hill Village LLC
—
Deed
related
$8,380,000 · Private Individual
Jan 24, 2017
—
Cmnty Theatre-story P Fauquier
Greenwich Investments
Grant Deed
related
—
Jan 12, 2017
—
Vint Hill Village LLC
—
Loan Modification
related
$8,380,000 · Fauquier Bk
Jan 12, 2017
$860,000
Vint Hill Village LLC
Vint Hill Invs LLC
Grant Deed
related
—
Nov 30, 2009
$400,000
Vint Hill Investments LLC
Fauquier Cmnty Theatre-story P
Grant Deed
$250,000 · Fauquier Bank
—
—
Vint Hill Investments LLC
—
Deed Of Trust
related
$468,137 · Fauquier Bank
—
—
Vint Hill Invs LLC
—
Deed Of Trust
related
—
—
—
Vint Hill Village LLC
—
Loan Modification
related
$8,380,000 · Private Individual
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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