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Property profile & analytics
OFF-MARKET
Estimated value
$1,450,000
Office Spaces
774 Warrenton Rd Fredericksburg, VA 22406-1091
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1349250
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1970
Construction
TYPE NOT SPECIFIED
Total area
6,708 SF
Lot
0.77 ac (33,397 SF)
Zoning code
B2- URBAN COMM
APN
44-120J
UPID
US87-1349250
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
-
AveryHess, Realtors® | Fredericksburg Real Estate Agency
-
Amy Cherry Taylor Real Estate Agency
-
School Tours of America Travel Agency
-
Jennifer Bierfeldt, Berkshire Hathaway HomeServices PedFed Realty Real Estate Agency
-
Rappahannock Church of Christ Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.45M
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.45M
Owner & transaction history
Grissol De La Rosa Barbosa Yhomira · 1 yrs held
Grissol De La Rosa Barbosa Yhomira
since 2024
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, 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 Fredericksburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fredericksburg 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
$1,450,000
ML approach
$1,450,000
CAP Approach
CAP Return
Estimation
6%
$1,950,000
6.5%
$1,800,000
7%
$1,670,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,610,000
Current use
RETAIL STORES
$1,495,000
Change: -7% · Conversion: Easy
Blend value · Realmo final
$1.45M
Range $1.31M – $1.60M · ±10% · vs last sale $1.45M (Nov 18 2024)
Last sale anchor
$1.45M
Nov 18 2024
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
$216 / 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
$8,651
Tax year 2023
Assessed value
$922,600
Assessed 2024
Previous assessed
$915,400
+0.8% YoY
Effective rate
0.94%
On assessed value
Assessed land
$534,400
Assessed improvement
$388,200
Land market value
$534,400
Improvement market value
$388,200
Total market value
$922,600
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1970
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
2
Total area
6,708 SF
Lot
0.77 ac (33,397 SF)
Zoning code
B2- URBAN COMM
APN
44-120J
UPID
US87-1349250
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Fredericksburg, VAZoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Fredericksburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
1970
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
2
Lot
0.77 ac
Current owner
From public records · entity-resolved
Grissol De La Rosa Barbosa Yhomira
Individual
Free & Clear · 1 yrs held
Mailing address
104 GRN CHIMNEYS CT STE #230, ASHLAND, VA 23005-2304
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Nov 18, 2024
$1,450,000
Grissol De La Rosa Barbosa Yhomira
Owens Properties Company LLC
Bargain & Sale Deed
—
Jun 25, 2024
$1,200,000
Owens Properties Company LLC
Avery-hess Referral Services INC
Special Warranty Deed
$900,000 · Silver Hill Funding LLC
Jul 1, 2016
—
Avery-hess Referral Svcs INC
—
Deed
related
$4,150,000 · Cardinal Bk
—
—
Avery-hess Referral Svcs INC
—
Deed Of Trust
related
$1,200,000 · Wells Fargo Bank
—
—
Avery-hess Referral Svcs INC
—
Deed Of Trust
related
$4,150,000 · Cardinal 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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