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Property profile & analytics
OFF-MARKET
Estimated value
$48,860,000
Community centers
13256 Gtwy Ctr Dr Gainesville, VA 20155
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US87-1040096
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2005
Total area
80,141 SF
Lot
8.67 ac (377,665 SF)
Zoning code
GENERAL BUSINESS
APN
7397-74-1836
UPID
US87-1040096
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$48.86M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$56.38M
Blend (final)
Blend
$48.86M
Owner & transaction history
Federal Realty Op LP · 2 yrs held
Federal Realty Op LP
since 2024
Last sale
$48.9M
7 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Gainesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$76.5M
+107.6%
Industrial (general)
$56.9M
+54.5%
Auto repair, garage
$49.7M
+34.9%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
$48,860,000
ML approach
$48,860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$36,835,000
Current use
RESTAURANT
$76,455,000
Change: +108% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$56,925,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$49,675,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$42,330,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$41,595,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$39,840,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$48.86M
Range $43.97M – $53.75M · ±10% · vs last sale $48.86M (Jun 4 2024)
Last sale anchor
$48.86M
Jun 4 2024
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
$610 / 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
$325,697
Tax year 2023
Assessed value
$31,302,000
Assessed 2023
Previous assessed
$31,302,000
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$4,586,300
Assessed improvement
$26,715,700
Land market value
$4,586,300
Improvement market value
$26,715,700
Total market value
$31,302,000
Applied tax rate
5.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
80,141 SF
Lot
8.67 ac (377,665 SF)
Zoning code
GENERAL BUSINESS
APN
7397-74-1836
UPID
US87-1040096
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Gainesville, VA
Zoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Gainesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$36.8M
RESTAURANT
Est. value
$76.5M
INDUSTRIAL (GENERAL)
Est. value
$56.9M
AUTO REPAIR, GARAGE
Est. value
$49.7M
COMMERCIAL (GENERAL)
Est. value
$42.3M
MEDICAL BUILDING
Est. value
$41.6M
OFFICE BUILDING
Est. value
$39.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE 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
2005
Heating
NONE
Stories
1
Lot
8.67 ac
Current owner
From public records · entity-resolved
Federal Realty Op LP
Entity
Mailing address
909 ROSE AVE STE #200, N BETHESDA, MD 20852-8724
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2024
$48,857,902
Federal Realty Op LP
Ch Realty Vii R Nova Atlas Walk LLC
Special Warranty Deed
—
Aug 7, 2020
—
Ch Realty Vii Of O Nova Atlas L
—
Deed
related
$177,500,000 · Metlife Com'l Mtg Originator L
Oct 29, 2019
—
Ch Realty Vii Of O Nova Atlas L
—
Grant Deed
related
$177,500,000 · Metlife Com'l Mtg Originator L
Oct 21, 2016
—
Ch Realty Vii Of R Nova Atlas Wal
—
Deed
related
$31,685,000 · Miscellaneous Ins Co
Jan 19, 2016
$53,500,000
Ch Realty Vii Of R Nova Atlas Wal
Atlas Walk Lc
Grant Deed
related
—
Aug 1, 2005
—
Atlas Walk Lc
Gateway Center Lc
Grant Deed
related
—
Oct 29, 2004
—
Gateway Center Lc
—
Grant Deed
related
$27,000,000 · Bank Of America
—
—
Ch Realty Vii Of R Nova Atlas Wal
—
Deed Of Trust
related
$31,685,000 · Miscellaneous Ins Co
—
—
Ch Realty Vii Of R Nova Atlas Wal
—
Deed Of Trust
related
$151,500,000 · Miscellaneous Ins Co
—
—
Ch Realty Vii Of O Nova Atlas L
—
Loan Modification
related
$177,500,000 · Metlife Com'l Mtg Originator L
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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