Entity Owned Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Total area
3,582 SF
Lot
1.59 ac (69,043 SF)
Zoning code
GENERAL BUSINESS
APN
8392-62-3605
UPID
US87-1352062
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
by Request
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$1.29M
Owner & transaction history
since 2021
Last sale
$1.1M
1 recorded transaction
Zoning & alternative use
GENERAL BUSINESS · Woodbridge, VA
Top alternative use upside
Commercial (general)
$2.0M
+89.5%
Office building
$1.8M
+72.3%
Neighborhood: shopping center
$1.6M
+54.5%
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.
All 10 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.29M
Value range
$1.16M – $1.41M
±10% around blend
Estimated value / SF
$359 / SF
Confidence
High
10 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$1.16M
blend $1.29M
$1.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,582 SF
Lot area
1.59 ac
Year built
1986
Stories
1
APN
8392-62-3605
Zoning
GENERAL BUSINESS
Assessed value
$1,523,400
Annual tax
$15,150
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.15M
@ 6.5% CAP return
$1.06M
@ 7% CAP return
$980k
4
Sales comparison
Partial preview
Sales approach indication
$1.15M
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
18.6 mi away · 2,625 SF
19.7 mi away · 2,550 SF
20.6 mi away · 3,066 SF
20.7 mi away · 3,036 SF
20.9 mi away · 3,400 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.29M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 60 sales
$297
+21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $359/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+90%
vs current-use indication
Office Building
Neighborhood: Shopping Center
Medical Building
Retail Stores · current use
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
Modeled
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: income and sales evidence cover the value conclusion.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 10 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
2.60%
Implied, in-place cap rate for this retail space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$75k *
Last sale · May 2021
$1.08M
* 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$2.89M
Move the market yield to see immediate price impact.
Value / SF
$808
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
2.10%2.60%3.10%
$68k
$3.23M
$2.60M
$2.18M
$75k
$3.58M
$2.89M
$2.43M
$83k
$3.94M
$3.18M
$2.67M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$575k
6.6 mi · Nov 2025 · $147/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$15,150
Tax year 2024
Assessed value
$1,523,400
Assessed 2024
Previous assessed
$1,530,500
-0.5% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,230,700
Assessed improvement
$292,700
Land market value
$1,230,700
Improvement market value
$292,700
Total market value
$1,523,400
Applied tax rate
11.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1986
Stories
1
Total area
3,582 SF
Lot
1.59 ac (69,043 SF)
Zoning code
GENERAL BUSINESS
APN
8392-62-3605
UPID
US87-1352062
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Woodbridge, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Woodbridge, 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
1986
Stories
1
Lot
1.59 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
Woodbridge, VA
Recorded code
GENERAL BUSINESS
Ownership Intelligence
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Ownership report
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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