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Property profile & analytics
OFF-MARKET
Estimated value
$500,000
Commercial land
501 Town Run Ln, Stephens City, VA 22655-5325
Individually Owned
10-yr Hold
Free & Clear
Property ID
US87-0297429
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1911
Total area
2,458 SF
Lot
11.86 ac (516,622 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
85A-138
UPID
US87-0297429
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
$315k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$468k
Blend (final)
Blend
$500k
Owner & transaction history
Board Of Supervisors Of Frederick · 10 yrs held
Board Of Supervisors Of Frederick
since 2016
3 recorded transactions
Zoning & alternative use
RESTRICTIVE BUSINESS · Stephens City, 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 Stephens City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stephens City 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
$315,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$500k
Range $450k – $550k · ±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
$203 / 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
$1,845
Tax year 2024
Assessed value
$723,500
Assessed 2024
Previous assessed
$723,500
+0.0% YoY
Effective rate
0.26%
On assessed value
Assessed land
$723,500
Land market value
$723,500
Total market value
$723,500
Applied tax rate
3.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1911
Heating
SPACE
Stories
2
Rooms
7
Bathrooms
2
Total area
2,458 SF
Lot
11.86 ac (516,622 SF)
Zoning code
RESTRICTIVE BUSINESS
APN
85A-138
UPID
US87-0297429
Jurisdiction
FREDERICK
Zoning & alternative use
RESTRICTIVE BUSINESS · Stephens City, VA
Zoning RESTRICTIVE BUSINESS · permitted uses
RESTRICTIVE BUSINESS · Stephens City, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stephens City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1911
Heating
SPACE
Stories
2
Rooms
7
Bathrooms
2
Lot
11.86 ac
Current owner
From public records · entity-resolved
Board Of Supervisors Of Frederick
Individual
Free & Clear · 10 yrs held
Mailing address
PO BOX 5368, SAN JOSE, CA 95150-5368
Ownership since
2016
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
Apr 7, 2016
—
Board Of Supervisors Of Frederick
Arcadia Communities LLC
Grant Deed
related
—
Dec 12, 2012
—
Arcadia Communities INC
Arcadia Dev Co
Quit Claim Deed
related
—
—
—
Arcadia Communities LLC
—
Loan Modification
related
$112,012,957 · Wells Fargo Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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