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Property profile & analytics
FOR LEASE
Office buildings
12450 Fair Lakes Cir Fairfax, VA 22033
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1850672
For Lease
1 / 3
$49,620,000
12450 Fair Lakes Cir, Fairfax, VA 22033
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
196,136 SF
Lot
5.5 ac (239,380 SF)
Zoning code
PDC(RES DEV-NOT RETAIL)
APN
055-2-01-0008-A1
UPID
US87-1850672
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
$60.93M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$49.62M
Owner & transaction history
Gi Ets Fair Lakes LLC · 3 yrs held
Gi Ets Fair Lakes LLC
since 2022
Last sale
$42.0M
7 recorded transactions
Zoning & alternative use
PDC(RES DEV-NOT RETAIL) · Fairfax, 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 Fairfax submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairfax 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%
$66,005,000
6.5%
$60,930,000
7%
$56,575,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$74,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$72,310,000
Change: -2% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$66,715,000
Change: -10% · Conversion: Difficult
AUTO REPAIR, GARAGE
$65,480,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$49.62M
Range $44.66M – $54.58M · ±10% · vs last sale $42.00M (Aug 1 2022)
Last sale anchor
$42.00M
Aug 1 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
$253 / 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
$441,977
Tax year 2024
Assessed value
$34,435,310
Assessed 2024
Previous assessed
$39,801,600
-13.5% YoY
Effective rate
1.28%
On assessed value
Assessed land
$3,333,150
Assessed improvement
$31,102,160
Land market value
$3,333,150
Improvement market value
$31,102,160
Total market value
$34,435,310
Applied tax rate
8,100.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
NONE
Stories
8
Total area
196,136 SF
Lot
5.5 ac (239,380 SF)
Zoning code
PDC(RES DEV-NOT RETAIL)
APN
055-2-01-0008-A1
UPID
US87-1850672
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(RES DEV-NOT RETAIL) · Fairfax, VA
Zoning PDC(RES DEV-NOT RETAIL) · permitted uses
PDC(RES DEV-NOT RETAIL) · Fairfax, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairfax. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$74.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$72.3M
INDUSTRIAL (GENERAL)
Est. value
$66.7M
AUTO REPAIR, GARAGE
Est. value
$65.5M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
NONE
Stories
8
Lot
5.5 ac
Current owner
From public records · entity-resolved
Gi Ets Fair Lakes LLC
Entity
Free & Clear · 3 yrs held
Mailing address
6720 N SCOTTSDALE RD #35, PARADISE VALLEY, AZ 85253-4400
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2022
—
Gi Ets Fair Lakes LLC
—
Deed
related
$116,445,000 · Helaba
Aug 1, 2022
$42,000,000
Gi Ets Fair Lakes LLC
Fair Lakes II Property LLC
Special Warranty Deed
—
Jun 28, 2021
—
Fair Lakes II Property LLC
—
Deed
related
$27,196,000 · East West Bank
Nov 15, 2019
$40,750,000
Fair Lakes II Property LLC
1701 R C Sarasota Invs LLC
Grant Deed
$27,196,000 · East West Bk
May 3, 2019
$41,000,000
1701 Rc Sarasota Invs LLC
Us Bk NA 2006-cd3
Trustees Deed
$81,000,000 · Bank Of Ok
Sep 7, 2016
$266,011,964
Lasalle Bank NA Cd 2006-cd3
Sri Seven Fair Lakes LLC
Deed In Lieu Of Foreclosure
related
—
Jul 14, 2006
$48,000,000
Owner Name Unavailable
Owner Name Unavailable
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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