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Property profile & analytics
OFF-MARKET
Estimated value
$13,140,000
Office buildings
12700 Black Frst Ln Woodbridge, VA 22192-5306
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-0130950
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2002
Total area
41,544 SF
Lot
2.59 ac (112,603 SF)
Zoning code
MID-RISE OFFICE
APN
8193-11-6971
UPID
US87-0130950
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
-
Mala Britto Dental Office
-
Britto's Children's Dentistry Dental Office
-
Monarch Mortgage Loan Service Bank
-
Movement Mortgage Loan Service Bank
-
MOON LUXURY FINDS (Bike/Boat/Book/etc) Store Clothing & Fashion Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.02M
Comparable Approach
Comparable
$16.10M
Blend (final)
Blend
$13.14M
Owner & transaction history
Dianick LLC · 9 yrs held
Dianick LLC
since 2016
3 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%
$13,025,000
6.5%
$12,020,000
7%
$11,165,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$20,325,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$19,095,000
Change: -6% · Conversion: Difficult
MEDICAL BUILDING
$17,625,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$13.14M
Range $11.83M – $14.45M · ±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
$316 / 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
$62,926
Tax year 2023
Assessed value
$6,047,700
Assessed 2023
Previous assessed
$5,763,200
+4.9% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,638,900
Assessed improvement
$4,408,800
Land market value
$1,638,900
Improvement market value
$4,408,800
Total market value
$6,047,700
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
Status
Off-Market
Year built
2002
Heating
NONE
Stories
3
Total area
41,544 SF
Lot
2.59 ac (112,603 SF)
Zoning code
MID-RISE OFFICE
APN
8193-11-6971
UPID
US87-0130950
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
$20.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$19.1M
MEDICAL BUILDING
Est. value
$17.6M
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
2002
Heating
NONE
Stories
3
Lot
2.59 ac
Current owner
From public records · entity-resolved
Dianick LLC
Entity
Mailing address
44081 PIPELINE PLZ STE #325, ASHBURN, VA 20147-5891
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2016
$6,400,000
Dianick LLC
Parkway LLC
Grant Deed
$5,120,000 · Access Nat'l Bk
Jan 19, 2012
—
Parkway LLC
—
Deed Of Trust
related
$3,700,000 · Branch Banking & Trust Co
Aug 29, 2007
—
Parkway LLC
—
Trustees Deed
related
$500,000 · Cardinal Bank
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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