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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Office buildings
1329 Horner Rd Woodbridge, VA 22191-1722
Entity Owned
9-yr Hold
Free & Clear
Property ID
US87-0731403
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Total area
1,330 SF
Lot
0.27 ac (11,935 SF)
Zoning code
LOW-RISE OFFICE
APN
8392-86-0307
UPID
US87-0731403
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
-
BɅRE. Spa & Massage Center Skin Care Clinic
-
Nicole Brown Corporate Office Corporate Office
-
Step Up Beauty Hair Salon Nail Salon
-
Old Dominion Specialty Constrc Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$709k
Blend (final)
Blend
$645k
Owner & transaction history
1329 Horner Road LLC · 9 yrs held
1329 Horner Road LLC
since 2017
2 recorded transactions
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$825,000
+20.9%
Commercial (general)
$750,000
+10.0%
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
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$680,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$750,000
Change: +10% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$610,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$485 / 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
$3,702
Tax year 2023
Assessed value
$355,800
Assessed 2023
Previous assessed
$309,000
+15.1% YoY
Effective rate
1.04%
On assessed value
Assessed land
$139,000
Assessed improvement
$216,800
Land market value
$139,000
Improvement market value
$216,800
Total market value
$355,800
Applied tax rate
11.0000
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
1955
Heating
NONE
Cooling
YES
Stories
1
Rooms
6
Bathrooms
1
Total area
1,330 SF
Lot
0.27 ac (11,935 SF)
Zoning code
LOW-RISE OFFICE
APN
8392-86-0307
UPID
US87-0731403
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
Zoning LOW-RISE OFFICE · permitted uses
LOW-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
$680,000
AUTO REPAIR, GARAGE
Est. value
$825,000
COMMERCIAL (GENERAL)
Est. value
$750,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$610,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1955
Heating
NONE
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
1
Lot
0.27 ac
Current owner
From public records · entity-resolved
1329 Horner Road LLC
Entity
Free & Clear · 9 yrs held
Mailing address
2011 ROCK SPG RD, FOREST HILL, MD 21050-2600
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2017
—
1329 Horner Road LLC
1329 Horner Road LP
Quit Claim Deed
related
—
Mar 20, 2015
$299,000
Pts Family LP No 1
Ducks LLC
Grant Deed
—
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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