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Property profile & analytics
OFF-MARKET
Estimated value
$3,395,000
Industrial properties
9850 Business Blvd Warrenton, VA 20187-2308
Entity Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0853644
Property profile
Verified
Property type
Industrial properties
Use group
MIXED USE (COMMERCIAL/INDUSTRIAL)
Year built
1989
Total area
27,812 SF
Lot
0.92 ac (40,001 SF)
Zoning code
COMMERCIAL HIWAY
APN
7906-93-9336
UPID
US87-0853644
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
-
Caliber Collision Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.43M
Blend (final)
Blend
$3.40M
Owner & transaction history
Sobelman Warrenton LLC · 20 yrs held
Sobelman Warrenton LLC
since 2006
7 recorded transactions
Zoning & alternative use
COMMERCIAL HIWAY · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.40M
Range $3.06M – $3.73M · ±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
$122 / 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
$14,422
Tax year 2024
Assessed value
$1,527,900
Assessed 2024
Previous assessed
$1,527,900
+0.0% YoY
Effective rate
0.94%
On assessed value
Assessed land
$320,600
Assessed improvement
$1,207,300
Land market value
$320,600
Improvement market value
$1,207,300
Total market value
$1,527,900
Applied tax rate
2.0000
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
1989
Heating
HEAT PUMP
Cooling
YES
Stories
2
Bathrooms
4
Total area
27,812 SF
Lot
0.92 ac (40,001 SF)
Zoning code
COMMERCIAL HIWAY
APN
7906-93-9336
UPID
US87-0853644
Jurisdiction
FAUQUIER
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
COMMERCIAL HIWAY · Warrenton, VA
Zoning COMMERCIAL HIWAY · permitted uses
COMMERCIAL HIWAY · 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.
Building & site characteristics
From public records
Year built
1989
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Bathrooms
4
Lot
0.92 ac
Current owner
From public records · entity-resolved
Sobelman Warrenton LLC
Entity
Mailing address
6312 7TH CORS CTR #267, FALLS CHURCH, VA 22044-2409
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2025
—
Sba 2012 Tc Assets LLC
—
Deed
related
$8,938,900 · Deutsche Bank Trust Co Americas
May 23, 2017
—
Sba 2012 Tc Assets LLC
—
Loan Modification
related
$3,097,378 · Deutsche Bk Tr Co Americas
Aug 9, 2016
—
Sba 2012 Tc Assets LLC
—
Deed
related
—
May 11, 2016
—
Sobelman Warrenton LLC
—
Deed
related
$1,050,000 · Resource Svc Corp
Mar 17, 2006
$249,075
Sobelman Warrenton LLC
Warrenton LLC
Grant Deed
$1,300,000 · Resource Bank
Mar 17, 2006
$215,660
H B F LLC
Warrenton LLC
Grant Deed
—
Mar 17, 2006
$135,402
Roll-on LLC
Warrenton LLC
Grant Deed
—
—
—
Sba Towers V LLC
—
Deed Of Trust
related
$3,220,466 · Deutsche Bk Tr Co Americas
—
—
Sobelman Warrenton LLC
—
Deed Of Trust
related
$1,050,000 · Resource Svc Corp
—
—
Sba 2012 Tc Assets LLC
—
Loan Modification
related
—
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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