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Property profile & analytics
OFF-MARKET
Estimated value
$7,220,000
Office buildings
12581 Milstead Way Woodbridge, VA 22192-5445
Entity Owned
16-yr Hold
Free & Clear
Property ID
US87-1239983
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2009
Total area
24,280 SF
Lot
1.48 ac (64,469 SF)
Zoning code
MID-RISE OFFICE
APN
8093-82-0797
UPID
US87-1239983
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
-
NextCare Urgent Care Woodbridge Physician
-
Peggy Jones, Century 21 New Millennium Real Estate Agency
-
Omaid Quraishi Physician
-
Jill Long, REALTOR® with Century 21 New Millennium Real Estate Agency
-
Dr. Cheryl A. Brown, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.03M
Comparable Approach
Comparable
$8.13M
Blend (final)
Blend
$7.22M
Owner & transaction history
Aa & Cm LLC · 16 yrs held
Aa & Cm LLC
since 2009
6 recorded transactions
Zoning & alternative use
MID-RISE OFFICE · Woodbridge, 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 Woodbridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodbridge 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%
$7,610,000
6.5%
$7,025,000
7%
$6,525,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,880,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$11,160,000
Change: -6% · Conversion: Difficult
MEDICAL BUILDING
$10,300,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$7.22M
Range $6.50M – $7.94M · ±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
$297 / 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
$45,232
Tax year 2023
Assessed value
$4,347,100
Assessed 2023
Previous assessed
$4,272,400
+1.7% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,000,900
Assessed improvement
$3,346,200
Land market value
$1,000,900
Improvement market value
$3,346,200
Total market value
$4,347,100
Applied tax rate
8.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2009
Heating
YES
Stories
4
Rooms
6
Bathrooms
1
Total area
24,280 SF
Lot
1.48 ac (64,469 SF)
Zoning code
MID-RISE OFFICE
APN
8093-82-0797
UPID
US87-1239983
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MID-RISE OFFICE · Woodbridge, VA
Zoning MID-RISE OFFICE · permitted uses
MID-RISE OFFICE · Woodbridge, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodbridge. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$11.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$11.2M
MEDICAL BUILDING
Est. value
$10.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
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
Year built
2009
Heating
YES
Stories
4
Rooms
6
Bathrooms
1
Lot
1.48 ac
Current owner
From public records · entity-resolved
Aa & Cm LLC
Entity
Free & Clear · 16 yrs held
Mailing address
11227 RIV HTS LN, MANASSAS, VA 20112-3063
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2020
—
Hamid R Ghassemi
—
Deed
related
$3,411,050 · Fauquier Bk
Aug 18, 2009
—
Aa & Cm LLC
Ghassemi,hamid R
Grant Deed
related
—
Jul 10, 2008
—
Ghassemi,hamid R
—
Grant Deed
related
$4,000,000 · Fauquier Bk
—
—
Aa & Cm LLC
—
Loan Modification
related
$4,000,000 · Fauquier Bank
—
—
Hamid R Ghassemi
—
Loan Modification
related
$4,000,000 · Fauquier Bank
—
—
Hamid R Ghassemi
—
Loan Modification
related
$3,411,050 · Fauquier Bk
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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