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Property profile & analytics
FOR SALE
Office buildings
45 N Hill Dr Warrenton, VA 20186
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-1867978
For Sale
1 / 13
$1,625,000
45 N Hill Dr, Warrenton, VA 20186
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2006
Total area
1,886 SF
Zoning code
COMMERCIAL/LIMITED
APN
6984-47-9824-200
UPID
US87-1867978
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
$520k
CAP Approach
CAP
$415k
Comparable Approach
Comparable
$430k
Blend (final)
Blend
$530k
Owner & transaction history
Vrc Holdings LLC · 4 yrs held
Vrc Holdings LLC
since 2022
Last sale
$540,000
3 recorded transactions
Zoning & alternative use
COMMERCIAL/LIMITED · Warrenton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$550,000
+29.1%
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
$520,000
ML approach
$520,000
CAP Approach
CAP Return
Estimation
6%
$450,000
6.5%
$415,000
7%
$385,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$425,000
Current use
COMMERCIAL (GENERAL)
$550,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $540k (Apr 12 2022)
Last sale anchor
$540k
Apr 12 2022
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
$281 / 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
$2,745
Tax year 2024
Assessed value
$291,100
Assessed 2024
Previous assessed
$291,100
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$163,800
Assessed improvement
$127,300
Land market value
$163,800
Improvement market value
$127,300
Total market value
$291,100
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
2006
Heating
HEAT PUMP
Cooling
YES
Stories
1
Bathrooms
2
Total area
1,886 SF
Zoning code
COMMERCIAL/LIMITED
APN
6984-47-9824-200
UPID
US87-1867978
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL/LIMITED · Warrenton, VA
Zoning COMMERCIAL/LIMITED · permitted uses
COMMERCIAL/LIMITED · 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
OFFICE BUILDING Current
Est. value
$425,000
COMMERCIAL (GENERAL)
Est. value
$550,000
OFFICE BUILDING Current
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
2006
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Bathrooms
2
Current owner
From public records · entity-resolved
Vrc Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
45 N HL DR STE #202, WARRENTON, VA 20186-2677
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 23, 2024
—
Vrc Holdings LLC
—
Deed
related
$650,000 · Truist Bank
Apr 12, 2022
$540,000
Vrc Holdings LLC
Dori & Doug LLC
Warranty Deed
—
—
—
Dori & Doug LLC
—
Deed Of Trust
related
$425,000 · Fauquier 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.
Try Rey
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