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Property profile & analytics
FOR SALE
Industrial properties
5313 Ritchie Rd Bealeton, VA 22712
Individually Owned
4-yr Hold
Free & Clear
Property ID
US87-3196644
For Sale
1 / 4
$45,000
5313 Ritchie Rd, Bealeton, VA 22712
View Listing →
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1988
Total area
17,710 SF
Lot
7.39 ac (321,908 SF)
Zoning code
INDUSTRIAL GENERAL COND
APN
7808-31-8892
UPID
US87-3196644
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
-
Paynes Lines and Signs General Contractor
-
Traffic Safety Supplies Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.07M
CAP Approach
CAP
$2.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.89M
Owner & transaction history
Thomas B Hugill · 4 yrs held
Thomas B Hugill
since 2022
Last sale
$3.0M
5 recorded transactions
Zoning & alternative use
INDUSTRIAL GENERAL COND · Bealeton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.7M
+67.4%
Commercial (general)
$2.6M
+65.3%
Medical building
$2.5M
+59.0%
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 Bealeton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bealeton 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
$2,670,000
ML approach
$3,065,000
CAP Approach
CAP Return
Estimation
6%
$2,945,000
6.5%
$2,720,000
7%
$2,525,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,650,000
Change: +67% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,620,000
Change: +65% · Conversion: Difficult
MEDICAL BUILDING
$2,520,000
Change: +59% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,040,000
Change: +29% · Conversion: Difficult
RETAIL STORES
$1,755,000
Change: +11% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,735,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$2.89M
Range $2.60M – $3.18M · ±10% · vs last sale $3.00M (Jun 1 2022)
Last sale anchor
$3.00M
Jun 1 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
$163 / 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
$15,674
Tax year 2024
Assessed value
$1,660,700
Assessed 2024
Previous assessed
$1,660,700
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$443,400
Assessed improvement
$1,217,300
Land market value
$443,400
Improvement market value
$1,217,300
Total market value
$1,660,700
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
For Sale
Year built
1988
Heating
HEAT PUMP
Cooling
YES
Buildings
2
Stories
1
Bathrooms
2
Total area
17,710 SF
Lot
7.39 ac (321,908 SF)
Zoning code
INDUSTRIAL GENERAL COND
APN
7808-31-8892
UPID
US87-3196644
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
INDUSTRIAL GENERAL COND · Bealeton, VA
Zoning INDUSTRIAL GENERAL COND · permitted uses
INDUSTRIAL GENERAL COND · Bealeton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Bealeton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
WAREHOUSE, STORAGE
Est. value
$1.7M
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
WAREHOUSE, STORAGE
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
1988
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
7.39 ac
Current owner
From public records · entity-resolved
Thomas B Hugill
Individual
Free & Clear · 4 yrs held
Mailing address
5400 INGLEWOOD FARM LN, BEALETON, VA 22712-7108
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 1, 2022
$3,000,000
Thomas B Hugill
6 12 Investment LLC
Special Warranty Deed
—
Dec 30, 2010
—
Payne,michelle A & Steven C
—
Deed Of Trust
related
$1,744,415 · Branch Bk&tr
—
—
Steven C Payne
—
Deed Of Trust
related
$550,000 · Branch Banking & Trust Co
—
—
Paynes Parking Designs INC
—
Loan Modification
related
$2,048,918 · Branch Bk&tr
—
—
Michelle A Payne
—
Loan Modification
related
$1,744,415 · Branch Banking & Trust Co
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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