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Property profile & analytics
OFF-MARKET
Estimated value
$3,335,000
Industrial properties
9683 James Madison Hwy Warrenton, VA 20187-7813
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1211967
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1981
Total area
14,720 SF
Lot
3.81 ac (165,746 SF)
Zoning code
INDUSTRIAL PARK
APN
6981-23-9887
UPID
US87-1211967
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
-
Quarles Petroleum Lubricants Division Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.30M
CAP Approach
CAP
$3.95M
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$3.34M
Owner & transaction history
Alpha Portfolio Owner LLC · 3 yrs held
Alpha Portfolio Owner LLC
since 2022
Last sale
$3.3M
1 recorded transaction
Zoning & alternative use
INDUSTRIAL PARK · Warrenton, 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 Warrenton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Warrenton 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
$3,415,000
ML approach
$3,300,000
CAP Approach
CAP Return
Estimation
6%
$4,280,000
6.5%
$3,950,000
7%
$3,665,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,295,000
Current use
Blend value · Realmo final
$3.34M
Range $3.00M – $3.67M · ±10% · vs last sale $3.31M (Aug 15 2022)
Last sale anchor
$3.31M
Aug 15 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
$227 / 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
$13,080
Tax year 2024
Assessed value
$1,385,600
Assessed 2024
Previous assessed
$1,385,600
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$827,600
Assessed improvement
$558,000
Land market value
$827,600
Improvement market value
$558,000
Total market value
$1,385,600
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
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
MIXED USE (COMMERCIAL/INDUSTRIAL)
Status
Off-Market
Year built
1981
Heating
SPACE
Cooling
YES
Stories
2
Bathrooms
6
Total area
14,720 SF
Lot
3.81 ac (165,746 SF)
Zoning code
INDUSTRIAL PARK
APN
6981-23-9887
UPID
US87-1211967
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
INDUSTRIAL PARK · Warrenton, VA
Zoning INDUSTRIAL PARK · permitted uses
INDUSTRIAL PARK · Warrenton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Warrenton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.3M
COMMERCIAL (GENERAL) 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
1981
Heating
SPACE
Cooling
Yes
Stories
2
Bathrooms
6
Lot
3.81 ac
Current owner
From public records · entity-resolved
Alpha Portfolio Owner LLC
Entity
Free & Clear · 3 yrs held
Mailing address
30 N LA SALLE ST STE #4140, CHICAGO, IL 60602-2900
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2022
$3,314,610
Alpha Portfolio Owner LLC
Quarles Petroleum Incorporated
Special Warranty Deed
—
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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