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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Strip malls
9036 John S Mosby Hwy, Upperville, VA 20184-1722
Entity Owned
6-yr Hold
Property ID
US87-3816201
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1908
Total area
3,518 SF
Lot
0.43 ac (18,831 SF)
Zoning code
RES VILLAGE DISTRICT
APN
6064-05-0133
UPID
US87-3816201
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
-
Bluewater Kitchen Take-out & Catering Catering Service
-
Upperville Country Store Grocery & Convenience Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$419k
Blend (final)
Blend
$590k
Owner & transaction history
Upperville Cntry Store LLC · 6 yrs held
Upperville Cntry Store LLC
since 2020
Last sale
$600,000
4 recorded transactions
Zoning & alternative use
RES VILLAGE DISTRICT · Upperville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$525,000
+30.1%
Medical building
$500,000
+23.5%
Commercial (general)
$450,000
+11.1%
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 Upperville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upperville 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
$605,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$405,000
Current use
OFFICE BUILDING
$525,000
Change: +30% · Conversion: Moderate
MEDICAL BUILDING
$500,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$450,000
Change: +11% · Conversion: Easy
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $600k (Jan 13 2020)
Last sale anchor
$600k
Jan 13 2020
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
$168 / 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
$5,638
Tax year 2024
Assessed value
$596,400
Assessed 2024
Previous assessed
$596,400
+0.0% YoY
Effective rate
0.95%
On assessed value
Assessed land
$225,000
Assessed improvement
$371,400
Land market value
$225,000
Improvement market value
$371,400
Total market value
$596,400
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1908
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
4
Bathrooms
3
Total area
3,518 SF
Lot
0.43 ac (18,831 SF)
Zoning code
RES VILLAGE DISTRICT
APN
6064-05-0133
UPID
US87-3816201
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES VILLAGE DISTRICT · Upperville, VA
Zoning RES VILLAGE DISTRICT · permitted uses
RES VILLAGE DISTRICT · Upperville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Upperville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$405,000
OFFICE BUILDING
Est. value
$525,000
MEDICAL BUILDING
Est. value
$500,000
COMMERCIAL (GENERAL)
Est. value
$450,000
NEIGHBORHOOD: SHOPPING CENTER Current
OFFICE BUILDING
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1908
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
4
Bathrooms
3
Lot
0.43 ac
Current owner
From public records · entity-resolved
Upperville Cntry Store LLC
Entity
Mailing address
14866 NEER LN, HILLSBORO, VA 20132-2719
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2020
$600,000
Upperville Cntry Store LLC
Kbj LLC
Warranty Deed
—
Feb 1, 2006
$450,000
C-stores INC
Robertson Trust
Grant Deed
$250,000 · Roberson Rev Lvg Tr (rt)
—
—
Kbj LLC
—
Deed Of Trust
related
$300,000 · Middleburg Bank
—
—
Kbj LLC
—
Deed Of Trust
related
$38,000 · Middleburg Bank
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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