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Property profile & analytics
FOR LEASE
Office buildings
492 Blackwell Rd Warrenton, VA 20186
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1210605
For Lease
$2,455,000
492 Blackwell Rd, Warrenton, VA 20186
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2005
Total area
16,536 SF
Lot
0.76 ac (33,271 SF)
Zoning code
COMMERCIAL/LIMITED
APN
6984-57-1856
UPID
US87-1210605
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
-
Brenda L. Payne & Associates, LLC Corporate Office
-
Long & Foster Warrenton, VA - Realty Real Estate Agent Real Estate Rental Agency
-
Mindwrap (Bike/Boat/Book/etc) Store Corporate Office
-
Cynthia Bailey, Long & Foster Real Estate, Inc. Real Estate Agency
-
Rillhurst Phase IV Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.42M
Blend (final)
Blend
$2.46M
Owner & transaction history
Preowned Motorcars LLC · 4 yrs held
Preowned Motorcars LLC
since 2021
Last sale
$2.6M
3 recorded transactions
Zoning & alternative use
COMMERCIAL/LIMITED · 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
$2,345,000
ML approach
$2,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,740,000
Current use
Blend value · Realmo final
$2.46M
Range $2.21M – $2.70M · ±10% · vs last sale $2.63M (Dec 27 2021)
Last sale anchor
$2.63M
Dec 27 2021
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
$148 / 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
$22,407
Tax year 2024
Assessed value
$2,376,100
Assessed 2024
Previous assessed
$2,376,100
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$665,400
Assessed improvement
$1,710,700
Land market value
$665,400
Improvement market value
$1,710,700
Total market value
$2,376,100
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 Lease
Year built
2005
Heating
HEAT PUMP
Cooling
YES
Stories
2
Rooms
10
Bathrooms
5
Total area
16,536 SF
Lot
0.76 ac (33,271 SF)
Zoning code
COMMERCIAL/LIMITED
APN
6984-57-1856
UPID
US87-1210605
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
$3.7M
OFFICE BUILDING Current
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
2005
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Rooms
10
Bathrooms
5
Lot
0.76 ac
Current owner
From public records · entity-resolved
Preowned Motorcars LLC
Entity
Mailing address
40310 HURLEY LN, PAEONIAN SPRINGS, VA 20129-1832
Ownership since
2021
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
Dec 27, 2021
$2,630,000
Preowned Motorcars LLC
Cs1 LLC
Special Warranty Deed
$2,031,675 · Cnb Bank INC
Aug 27, 2018
$2,700,000
Cs1 LLC
Warrenton Land Hldgs LLC
Grant Deed
$2,200,000 · First Citizens Bk & Tr Co
—
—
Warrenton Land Hldgs LLC
—
Deed Of Trust
related
$2,900,000 · 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.
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?”
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