13000 Arto St Bristow, VA 20136
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$600k
Range $540k – $660k (±10%)
Implied cap rate
6.70%
In-place · NOI ÷ last sale
Property ID
US87-1624695
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2011
Total area
2,080 SF
Lot
1.42 ac (61,681 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7497-40-6014
UPID
US87-1624695
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
$600k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$853k
Blend (final)
Blend
$600k
Owner & transaction history
since 2015
2 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Bristow, VA
Top alternative use upside
Neighborhood: shopping center
$955,000
+54.5%
Office building
$850,000
+37.7%
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 5 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$600k
Value range
$540k – $660k
±10% around blend
Estimated value / SF
$288 / SF
Confidence
High
5 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
50
$540k
blend $600k
$660k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,080 SF
Lot area
1.42 ac
Year built
2011
Stories
1
APN
7497-40-6014
Assessed value
$1,287,200
Annual tax
$13,651
3
Income approach: direct capitalization
Partial preview
Income approach indication
$615k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$665k
@ 6.5% CAP return
$615k
@ 7% CAP return
$570k
4
Sales comparison
Partial preview
Sales approach indication
$916k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.9 mi away · 2,250 SF
18.9 mi away · 1,686 SF
21.4 mi away · 2,240 SF
22.7 mi away · 2,072 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$600k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 60 sales
$297
-3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $288/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+55%
vs current-use indication
Office Building
Retail Stores · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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 · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
6.70%
Implied, in-place cap rate for this outlet 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 · 6.70%
9.0%
NOI (est.)
$90k *
* 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$1.34M
Move the market yield to see immediate price impact.
Value / SF
$647
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
6.20%6.70%7.20%
$81k
$1.31M
$1.21M
$1.13M
$90k
$1.45M
$1.34M
$1.25M
$99k
$1.60M
$1.48M
$1.38M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$650k
11.6 mi · Oct 2025 · $305/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,651
Tax year 2023
Assessed value
$1,287,200
Assessed 2023
Previous assessed
$796,500
+61.6% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,187,200
Assessed improvement
$100,000
Land market value
$1,187,200
Improvement market value
$100,000
Total market value
$1,287,200
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2011
Heating
NONE
Stories
1
Total area
2,080 SF
Lot
1.42 ac (61,681 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7497-40-6014
UPID
US87-1624695
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Bristow, VAZoning HEAVY INDUSTRIAL · permitted uses
HEAVY INDUSTRIAL · 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
2011
Heating
NONE
Stories
1
Lot
1.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
HEAVY INDUSTRIAL
Jurisdiction
Bristow, VA
Recorded code
HEAVY INDUSTRIAL
Ownership Intelligence
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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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