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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Commercial real estate
Patriot Hwy, Woodford, VA 22580
Individually Owned
3-yr Hold
Free & Clear
Property ID
US87-2188437
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2023
Total area
1,787 SF
Lot
57.45 ac (2,502,522 SF)
Zoning code
A2 - AGRICULTURAL 2
APN
76-A-56
UPID
US87-2188437
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$700k
Blend (final)
Blend
$515k
Owner & transaction history
N Donald Patterson · 3 yrs held
N Donald Patterson
since 2023
Last sale
$500,000
7 recorded transactions
Zoning & alternative use
A2 - AGRICULTURAL 2 · Woodford, 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 Woodford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodford 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
$670,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$515k
Range $464k – $567k · ±10% · vs last sale $500k (May 26 2023)
Last sale anchor
$500k
May 26 2023
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
$288 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$1,357
Tax year 2023
Assessed value
$4,105,500
Assessed 2023
Previous assessed
$4,105,500
+0.0% YoY
Effective rate
0.03%
On assessed value
Assessed land
$3,957,200
Assessed improvement
$148,300
Land market value
$3,957,200
Improvement market value
$148,300
Total market value
$4,105,500
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2023
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
1,787 SF
Lot
57.45 ac (2,502,522 SF)
Zoning code
A2 - AGRICULTURAL 2
APN
76-A-56
UPID
US87-2188437
Jurisdiction
SPOTSYLVANIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
A2 - AGRICULTURAL 2 · Woodford, VA
Zoning A2 - AGRICULTURAL 2 · permitted uses
A2 - AGRICULTURAL 2 · Woodford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodford. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2023
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
57.45 ac
Current owner
From public records · entity-resolved
N Donald Patterson
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 645, THORNBURG, VA 22565-0645
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2023
$500,000
N Donald Patterson
Kalahari Va LLC
Warranty Deed
—
Nov 30, 2022
$6,000,000
Kalahari Va LLC
David W Hawkins
Warranty Deed
—
Jun 6, 2017
—
Chesson,earl G Trust
Chesson,earl G
Quit Claim Deed
related
—
Aug 31, 2016
—
Earl G Chesson
Earl G Chesson INC Psp Of Tr
Quit Claim Deed
related
—
Mar 22, 2016
—
George D Webster JR
Webster Real Psp Of Tr Pp/tr
Quit Claim Deed
related
—
Oct 8, 2015
—
Geoffrey M King
King,geoffrey W
Quit Claim Deed
related
—
Aug 8, 2011
—
Phillips Grandchildrens Trust
Sentry Invs INC
Grant Deed
related
—
Apr 23, 2010
$148,882
Chesson Earl Trustee
Webster,george D JR
Grant Deed
—
Dec 20, 2006
—
Taycon LLC
Coniglio,steven J
Warranty Deed
related
—
Jan 16, 1998
$22,500
Webster Realty Profit Sharing
Webster George D JR & Erika H
Grant Deed
related
—
Jan 16, 1998
—
David W Hawkins
King Geoffrey W & Susan M
Grant 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.
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