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Property profile & analytics
OFF-MARKET
Estimated value
$76,915,000
Industrial properties
480 Park Ctr Dr, Winchester, VA 22603-5401
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-0381584
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
465,856 SF
Lot
43.5 ac (1,894,860 SF)
Zoning code
GENERAL INDUSTRIAL
APN
54A-91A
UPID
US87-0381584
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
-
The Home Depot Distribution Center Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$76.92M
Owner & transaction history
Ponte Gadea Compass LLC · 3 yrs held
Ponte Gadea Compass LLC
since 2022
Last sale
$74.0M
7 recorded transactions
Zoning & alternative use
GENERAL INDUSTRIAL · Winchester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$63.6M
+334.5%
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 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
$82,745,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$63,630,000
Change: +334% · Conversion: Difficult
Blend value · Realmo final
$76.92M
Range $69.22M – $84.61M · ±10% · vs last sale $74.00M (Aug 3 2022)
Last sale anchor
$74.00M
Aug 3 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
$165 / 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
$73,362
Tax year 2024
Assessed value
$28,769,300
Assessed 2024
Previous assessed
$28,769,300
+0.0% YoY
Effective rate
0.26%
On assessed value
Assessed land
$2,088,000
Assessed improvement
$26,681,300
Land market value
$2,088,000
Improvement market value
$26,681,300
Total market value
$28,769,300
Applied tax rate
5.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
HEAT PUMP
Cooling
PARTIAL
Stories
1
Rooms
10
Bathrooms
6
Total area
465,856 SF
Lot
43.5 ac (1,894,860 SF)
Zoning code
GENERAL INDUSTRIAL
APN
54A-91A
UPID
US87-0381584
Jurisdiction
FREDERICK
Zoning & alternative use
GENERAL INDUSTRIAL · Winchester, VA
Zoning GENERAL INDUSTRIAL · permitted uses
GENERAL INDUSTRIAL · Winchester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winchester. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$63.6M
APARTMENT HOUSE (5+ UNITS)
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
2007
Construction
TILT-UP CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
10
Bathrooms
6
Lot
43.5 ac
Current owner
From public records · entity-resolved
Ponte Gadea Compass LLC
Entity
Free & Clear · 3 yrs held
Mailing address
200 S BISCAYNE BLVD #3250, MIAMI, FL 33131-2310
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2022
$74,000,000
Ponte Gadea Compass LLC
Vereut Ow Winchester Va LLC
Special Warranty Deed
—
Jun 6, 2019
$54,388,760
Vereit/ow Winchester Va LLC
Vereit Real Estate LP
Special Warranty Deed
$139,000 · Deutsche Bank Ag
Oct 23, 2009
$28,600,000
Cole Hd Winchester Va LLC
Winchester Indl Props III LLC
Grant Deed
related
—
Nov 14, 2008
—
Winchester Indl Props IV LLC
Winchester Indl Props II LLC
Quit Claim Deed
related
$2,455,000 · Bank Of America
Jan 22, 2008
—
Winchester Indl Props III LLC
—
Deed Of Trust
related
$23,595,000 · Bank Of America
Jan 11, 2008
—
Winchester Indl Props III LLC
Winchester Indl Props LLC
Quit Claim Deed
related
—
—
—
Cole Hd Winchester Va LLC
—
Deed Of Trust
related
$9,905,000 · Peoples United 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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