12691 Braemar Vlg Plz Bristow, VA 20136
Entity Owned
2-yr Hold
Free & Clear
Estimated value (blended)
$29.06M
Range $26.15M – $31.96M (±10%)
Implied cap rate
7.40%
In-place · NOI ÷ last sale
Property ID
US87-3880083
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Total area
97,707 SF
Lot
13.51 ac (588,713 SF)
Zoning code
RES PLANNED CMNTY
APN
7495-77-7361
UPID
US87-3880083
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$30.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$29.06M
Owner & transaction history
since 2023
Last sale
$29.1M
3 recorded transactions
Zoning & alternative use
RES PLANNED CMNTY · Bristow, 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.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$29.06M
Value range
$26.15M – $31.96M
±10% around blend
Estimated value / SF
$297 / SF
Confidence
None
1 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
10
$26.15M
blend $29.06M
$31.96M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
97,707 SF
Lot area
13.51 ac
Year built
2003
Stories
1
APN
7495-77-7361
Assessed value
$20,543,200
Annual tax
$213,752
3
Income approach: direct capitalization
Partial preview
Income approach indication
$30.90M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$33.48M
@ 6.5% CAP return
$30.90M
@ 7% CAP return
$28.70M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$29.06M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 41 sales
$460
-35%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $297/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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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 1 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
7.40%
Implied, in-place cap rate for this strip malls
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 · 7.40%
9.0%
NOI (est.)
$2.03M *
Last sale · Dec 2023
$29.07M
* 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$27.50M
Move the market yield to see immediate price impact.
Value / SF
$281
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
6.90%7.40%7.90%
$1.83M
$26.54M
$24.75M
$23.18M
$2.03M
$29.49M
$27.50M
$25.76M
$2.24M
$32.44M
$30.25M
$28.33M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
1 found
None confidence · county-verified
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$213,752
Tax year 2023
Assessed value
$20,543,200
Assessed 2023
Previous assessed
$20,543,200
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$6,050,300
Assessed improvement
$14,492,900
Land market value
$6,050,300
Improvement market value
$14,492,900
Total market value
$20,543,200
Applied tax rate
5.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2003
Heating
NONE
Stories
1
Total area
97,707 SF
Lot
13.51 ac (588,713 SF)
Zoning code
RES PLANNED CMNTY
APN
7495-77-7361
UPID
US87-3880083
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES PLANNED CMNTY · Bristow, VAZoning RES PLANNED CMNTY · permitted uses
RES PLANNED CMNTY · Bristow, 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
2003
Heating
NONE
Stories
1
Lot
13.51 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RES PLANNED CMNTY
Jurisdiction
Bristow, VA
Recorded code
RES PLANNED CMNTY
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
Private report access
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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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