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Property profile & analytics
OFF-MARKET
Estimated value
$23,500,000
Office buildings
13575 Heathcote Blvd Gainesville, VA 20155-6660
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US87-0987479
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
79,640 SF
Lot
8.72 ac (379,756 SF)
Zoning code
PLANNED BUS DIST
APN
7397-96-5846
UPID
US87-0987479
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
-
Nova Medical Group Medical Clinic
-
Inova Imaging Center - Gainesville Medical Clinic
-
Dr. Leonard Ilkhanoff M.D. Physician
-
Dr. Jocelyn Tan Serrano M.D. Pediatrician Physician
-
Dr. Matthew D. Scripps DO Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.05M
Comparable Approach
Comparable
$30.11M
Blend (final)
Blend
$23.50M
Owner & transaction history
Kao Of Buchanan Properties LLC · 15 yrs held
Kao Of Buchanan Properties LLC
since 2010
5 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Gainesville, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$24,965,000
6.5%
$23,045,000
7%
$21,400,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$36,605,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$23.50M
Range $21.15M – $25.85M · ±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
$295 / 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
$168,125
Tax year 2023
Assessed value
$16,158,100
Assessed 2023
Previous assessed
$15,088,000
+7.1% YoY
Effective rate
1.04%
On assessed value
Assessed land
$2,805,700
Assessed improvement
$13,352,400
Land market value
$2,805,700
Improvement market value
$13,352,400
Total market value
$16,158,100
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
NONE
Stories
3
Total area
79,640 SF
Lot
8.72 ac (379,756 SF)
Zoning code
PLANNED BUS DIST
APN
7397-96-5846
UPID
US87-0987479
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED BUS DIST · Gainesville, VA
Zoning PLANNED BUS DIST · permitted uses
PLANNED BUS DIST · 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
Est. value
$36.6M
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
2008
Heating
NONE
Stories
3
Lot
8.72 ac
Current owner
From public records · entity-resolved
Kao Of Buchanan Properties LLC
Entity
Mailing address
4747 BETHESDA AVE STE #650, BETHESDA, MD 20814-5223
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 25, 2023
—
Kao Buchanan Properties LLC
—
Deed
related
$955,500 · Apple FCU
Mar 19, 2013
—
Kao Of Buchanan Properties LLC
—
Deed Of Trust
related
$14,250,000 · Apple FCU
Aug 31, 2010
—
Kao Of Buchanan Properties LLC
Heritage Hunt Corporate A LLC
Grant Deed
related
—
Aug 22, 2007
—
Heritage Hunt Corporate A LLC
Heritage Hunt Commercial LLC
Quit Claim Deed
related
$12,160,100 · Manufacturers Traders & Trust
—
—
Heritage Hunt Corporate A LLC
—
Deed Of Trust
related
$325,000 · Manufacturers Traders & Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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