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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Turn key restaurants
118 Reed Ave Alexandria, VA 22305
Entity Owned
Free & Clear
Property ID
US87-1874914
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1966
Total area
4,614 SF
Lot
0.92 ac (40,075 SF)
Zoning code
CG - COMMERCIAL GENERAL Z
APN
15550550
UPID
US87-1874914
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
-
Wells Fargo ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$670k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$905k
Owner & transaction history
ZLOTNICK KRAFT & MYERS LLC
ZLOTNICK KRAFT & MYERS LLC
Zoning & alternative use
CG - COMMERCIAL GENERAL Z · Alexandria, 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 Alexandria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alexandria 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
$670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$905k
Range $815k – $996k · ±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
$196 / 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
$50,283
Tax year 2023
Assessed value
$4,530,000
Assessed 2023
Previous assessed
$4,450,000
+1.8% YoY
Effective rate
1.11%
On assessed value
Assessed land
$3,221,360
Assessed improvement
$1,308,640
Land market value
$3,221,360
Improvement market value
$1,308,640
Total market value
$4,530,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1966
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Total area
4,614 SF
Lot
0.92 ac (40,075 SF)
Zoning code
CG - COMMERCIAL GENERAL Z
APN
15550550
UPID
US87-1874914
Jurisdiction
ALEXANDRIA CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CG - COMMERCIAL GENERAL Z · Alexandria, VA
Zoning CG - COMMERCIAL GENERAL Z · permitted uses
CG - COMMERCIAL GENERAL Z · Alexandria, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alexandria. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1966
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
ZLOTNICK KRAFT & MYERS LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 7099, FAIRFAX STATION, VA 22039-7099
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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