Back to Search
Property profile & analytics
OFF-MARKET
Commercial land
Fairground Rd Woodstock, VA 22664
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-2387782
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
1.47 ac (64,033 SF)
Zoning code
B-2
APN
045A4 A 054A
UPID
US87-2387782
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
High Noon Holdings LLC · 4 yrs held
High Noon Holdings LLC
since 2022
1 recorded transaction
Zoning & alternative use
B-2 · Woodstock, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ereby divided into classes or districts, which shall be designated as follows: R-1 (Low Density Residential) R-2 (Medium Density Residential) R-3 (High Density Residential) MC-1 (Medical-Hospital) B-1 (Central Business) B-2 (Highway/Commercial) I-1 (Light Industrial) I-2 (Heavy Industrial) F-C (Flood Plain Conservation) Please reference Chapter 90 of the Cod…
Zone name
Highway Commercial
General category
INDUSTRIAL
Zone area
259.91 ac
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,025
Tax year 2024
Assessed value
$160,100
Assessed 2024
Previous assessed
$160,100
+0.0% YoY
Effective rate
0.64%
On assessed value
Assessed land
$160,100
Land market value
$160,100
Total market value
$160,100
Applied tax rate
12.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
1.47 ac (64,033 SF)
Zoning code
B-2
APN
045A4 A 054A
UPID
US87-2387782
Jurisdiction
SHENANDOAH
Zoning & alternative use
B-2 · Woodstock, VAZoning B-2 · permitted uses
B-2 · Woodstock, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ereby divided into classes or districts, which shall be designated as follows: R-1 (Low Density Residential) R-2 (Medium Density Residential) R-3 (High Density Residential) MC-1 (Medical-Hospital) B-1 (Central Business) B-2 (Highway/Commercial) I-1 (Light Industrial) I-2 (Heavy Industrial) F-C (Flood Plain Conservation) Please reference Chapter 90 of the Code of the Town of Woodstock for the zoning ordinance as amended by the Town Council.
Zone name
Highway Commercial
General category
INDUSTRIAL
Zone area
259.91 ac
Building & site characteristics
From public records
Heating
NONE
Lot
1.47 ac
Current owner
From public records · entity-resolved
High Noon Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
933 S MAIN ST, WOODSTOCK, VA 22664-1121
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
Apr 1, 2022
—
High Noon Holdings LLC
Robert F Pangle JR
Quit Claim Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own Fairground Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
