Entity Owned 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
Location
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
since 2024
Last sale
$48.9M
7 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Gainesville, VA
Top alternative use upside
Restaurant
$76.5M
+107.6%
Industrial (general)
$56.9M
+54.5%
Auto repair, garage
$49.7M
+34.9%
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.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$48.86M
Value range
$43.97M – $53.75M
±10% around blend
Estimated value / SF
$610 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$43.97M
blend $48.86M
$53.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
80,141 SF
Lot area
8.67 ac
Year built
2005
Stories
1
APN
7397-74-1836
Zoning
GENERAL BUSINESS
Assessed value
$31,302,000
Annual tax
$325,697
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$56.38M
Range $17.76M – $56.38M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$48.86M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 41 sales
$460
+33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $610/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+108%
vs current-use indication
Industrial (general)
Auto Repair, Garage
Commercial (general)
Medical Building
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
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.40%
Implied, in-place cap rate for this community centers
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 · 3.40%
9.0%
NOI (est.)
$3.42M *
Last sale · Jun 2024
$48.86M
* 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$100.59M
Move the market yield to see immediate price impact.
Value / SF
$1,255
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
2.90%3.40%3.90%
$3.08M
$106.14M
$90.53M
$78.92M
$3.42M
$117.93M
$100.59M
$87.69M
$3.76M
$129.73M
$110.65M
$96.46M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
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
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
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, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Gainesville, 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
2005
Heating
NONE
Stories
1
Lot
8.67 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GENERAL BUSINESS
Jurisdiction
Gainesville, VA
Recorded code
GENERAL BUSINESS
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.
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