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Property profile & analytics
OFF-MARKET
Estimated value
$1,565,000
Turn key restaurants
13912 Promenade Cmns St Gainesville, VA 20155-4071
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0744904
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2021
Total area
4,102 SF
Lot
1.09 ac (47,350 SF)
Zoning code
TOWN OF HAYMARKET
APN
7397-71-5799
UPID
US87-0744904
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
$1.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.57M
Owner & transaction history
CFT NV DEVELOPMENTS LLC · 6 yrs held
CFT NV DEVELOPMENTS LLC
since 2020
Last sale
$1.6M
1 recorded transaction
Zoning & alternative use
TOWN OF HAYMARKET · 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
$1,350,000
ML approach
$1,565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.57M
Range $1.41M – $1.72M · ±10% · vs last sale $1.60M (Aug 10 2020)
Last sale anchor
$1.60M
Aug 10 2020
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
$382 / 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
$16,897
Tax year 2023
Assessed value
$1,623,900
Assessed 2023
Previous assessed
$1,603,800
+1.3% YoY
Effective rate
1.04%
On assessed value
Assessed land
$579,800
Assessed improvement
$1,044,100
Land market value
$579,800
Improvement market value
$1,044,100
Total market value
$1,623,900
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2021
Stories
1
Total area
4,102 SF
Lot
1.09 ac (47,350 SF)
Zoning code
TOWN OF HAYMARKET
APN
7397-71-5799
UPID
US87-0744904
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
TOWN OF HAYMARKET · Gainesville, VA
Zoning TOWN OF HAYMARKET · permitted uses
TOWN OF HAYMARKET · 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.
Building & site characteristics
From public records
Year built
2021
Stories
1
Lot
1.09 ac
Current owner
From public records · entity-resolved
CFT NV DEVELOPMENTS LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1120 N TOWN CTR DR STE #150, LAS VEGAS, NV 89144-6303
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2020
$1,600,000
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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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