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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Other commercial real estate
8204 John Mosby Hwy Boyce, VA 22620-2012
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US87-1964492
Property profile
Verified
Property type
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
2,608 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CH
APN
29 A 2
UPID
US87-1964492
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
-
Texas Trey's Fresh Products Company Food Processing Plant Factory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$405k
CAP Approach
CAP
$700k
Comparable Approach
Comparable
$598k
Blend (final)
Blend
$530k
Owner & transaction history
Helltown River Investments LLC
Helltown River Investments LLC
since 2025
1 recorded transaction
Zoning & alternative use
CH · Boyce, 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 Boyce submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Boyce 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
$405,000
CAP Approach
CAP Return
Estimation
6%
$760,000
6.5%
$700,000
7%
$650,000
Blend value · Realmo final
$530k
Range $477k – $583k · ±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 2022Property tax & assessments
Tax year 2022
Tax billed
$3,946
Tax year 2022
Assessed value
$657,600
Assessed 2023
Previous assessed
$657,600
+0.0% YoY
Effective rate
0.60%
On assessed value
Assessed land
$588,100
Assessed improvement
$69,500
Land market value
$588,100
Improvement market value
$69,500
Total market value
$657,600
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Other commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
BASEBOARD
Cooling
NONE
Stories
1
Rooms
3
Bathrooms
1
Total area
2,608 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CH
APN
29 A 2
UPID
US87-1964492
Jurisdiction
CLARKE
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CH · Boyce, VA
Zoning CH · permitted uses
CH · Boyce, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Boyce. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
BASEBOARD
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Helltown River Investments LLC
Entity
Mailing address
8112 JOHN MOSBY HWY, BOYCE, VA 22620-2014
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2025
$850,000
Helltown River Investments LLC
Kirk Family LLC
Deed
$243,500 · Kirk Family LLC
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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