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Property profile & analytics
OFF-MARKET
Estimated value
$10,395,000
Warehouses
686 Garrisonville Rd, Stafford, VA 22554-3709
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US87-1861731
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2021
Total area
127,035 SF
Lot
2.91 ac (126,551 SF)
Zoning code
B2- URBAN COMM
APN
20-6
UPID
US87-1861731
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
-
CubeSmart Self Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$12.93M
Blend (final)
Blend
$10.40M
Owner & transaction history
Ams Real Estate Investment LLC · 8 yrs held
Ams Real Estate Investment LLC
since 2017
6 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Stafford, 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 Stafford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stafford 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,630,000
Current use
Blend value · Realmo final
$10.40M
Range $9.36M – $11.43M · ±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
$82 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$101,056
Tax year 2023
Assessed value
$11,428,700
Assessed 2024
Previous assessed
$9,975,900
+14.6% YoY
Effective rate
0.88%
On assessed value
Assessed land
$2,277,900
Assessed improvement
$9,150,800
Land market value
$2,277,900
Improvement market value
$9,150,800
Total market value
$11,428,700
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2021
Heating
YES
Stories
3
Total area
127,035 SF
Lot
2.91 ac (126,551 SF)
Zoning code
B2- URBAN COMM
APN
20-6
UPID
US87-1861731
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Stafford, VA
Zoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Stafford. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$16.6M
WAREHOUSE, STORAGE 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
2021
Heating
YES
Stories
3
Lot
2.91 ac
Current owner
From public records · entity-resolved
Ams Real Estate Investment LLC
Entity
Mailing address
PO BOX 1042, SEABROOK, TX 77586-1042
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2019
—
Ams R & E Invs LLC
—
Deed
related
$2,278,294 · Atlantic Union Bk
Nov 14, 2017
—
Ams Real Estate Investment LLC
—
Grant Deed
related
$1,691,462 · Branch Bk&tr
Sep 25, 2017
$775,000
Ams Real Estate Investment LLC
Jackson,brett M
Grant Deed
$817,000 · Branch Bk&tr
Jul 29, 2009
$700,000
Brett M Jackson
Beatley Chris
Trustees Deed
related
—
Jan 31, 2008
—
Cheatwood John M Tr
Arrington Maria A
Quit Claim Deed
related
$700,000 · Brett M Jackson
—
—
Ams R & E Invs LLC
—
Deed Of Trust
related
$2,278,294 · Atlantic Union 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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