12658 Lk Rdg Dr12658b Woodbridge, VA 22192-7505
Entity Owned
8-yr Hold
~
Est. High Equity
Estimated value (blended)
$575k
Range $518k – $633k (±10%)
Implied cap rate
7.90%
In-place · NOI ÷ last sale
Property ID
US87-1294243
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1985
Total area
2,400 SF
Lot
0.78 ac (33,930 SF)
Zoning code
LOW-RISE OFFICE
APN
8393-22-2764.02
UPID
US87-1294243
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
$695k
Comparable Approach
Comparable
$830k
Blend (final)
Blend
$575k
Owner & transaction history
since 2017
2 recorded transactions
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$575k
Value range
$518k – $633k
±10% around blend
Estimated value / SF
$240 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$518k
blend $575k
$633k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,400 SF
Lot area
0.78 ac
Year built
1985
Stories
1
APN
8393-22-2764.02
Assessed value
$444,000
Annual tax
$4,620
3
Income approach: direct capitalization
Partial preview
Income approach indication
$695k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$750k
@ 6.5% CAP return
$695k
@ 7% CAP return
$645k
4
Sales comparison
Partial preview
Sales approach indication
$835k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.0 mi away · 2,640 SF
9.0 mi away · 2,016 SF
9.7 mi away · 1,775 SF
15.5 mi away · 2,047 SF
15.9 mi away · 2,080 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$575k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 65 sales
$489
-51%
Submarket 92 sales
$513
-53%
County 203 sales
$409
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $240/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
7.90%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.90%
9.0%
NOI (est.)
$31k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$393k
Move the market yield to see immediate price impact.
Value / SF
$164
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.40%7.90%8.40%
$28k
$378k
$354k
$333k
$31k
$420k
$393k
$370k
$34k
$462k
$433k
$407k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$1.10M
3.4 mi · Dec 2025 · $421/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,620
Tax year 2023
Assessed value
$444,000
Assessed 2023
Previous assessed
$432,000
+2.8% YoY
Effective rate
1.04%
On assessed value
Assessed land
$59,000
Assessed improvement
$385,000
Land market value
$59,000
Improvement market value
$385,000
Total market value
$444,000
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1985
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
2,400 SF
Lot
0.78 ac (33,930 SF)
Zoning code
LOW-RISE OFFICE
APN
8393-22-2764.02
UPID
US87-1294243
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VAZoning LOW-RISE OFFICE · permitted uses
LOW-RISE OFFICE · Woodbridge, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.78 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LOW-RISE OFFICE
Jurisdiction
Woodbridge, VA
Recorded code
LOW-RISE OFFICE
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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