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Property profile & analytics
OFF-MARKET
Estimated value
$55,685,000
Outlet malls
14251 John Marshall Hwy Gainesville, VA 20155-1607
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US87-3873329
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1984
Total area
285,889 SF
Lot
19.61 ac (854,081 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7397-45-1913
UPID
US87-3873329
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
-
Atlantic Coast Cotton Warehouse & Storage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$63.39M
Blend (final)
Blend
$55.69M
Owner & transaction history
Gainesville Business Park LLC · 3 yrs held
Gainesville Business Park LLC
since 2023
Last sale
$54.3M
5 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · 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
$50,750,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$85,035,000
Current use
Blend value · Realmo final
$55.69M
Range $50.12M – $61.25M · ±10% · vs last sale $54.30M (Jan 31 2023)
Last sale anchor
$54.30M
Jan 31 2023
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
$195 / 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
$332,457
Tax year 2023
Assessed value
$31,951,700
Assessed 2023
Previous assessed
$26,288,600
+21.5% YoY
Effective rate
1.04%
On assessed value
Assessed land
$11,272,300
Assessed improvement
$20,679,400
Land market value
$11,272,300
Improvement market value
$20,679,400
Total market value
$31,951,700
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1984
Heating
NONE
Stories
1
Total area
285,889 SF
Lot
19.61 ac (854,081 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7397-45-1913
UPID
US87-3873329
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Gainesville, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY INDUSTRIAL · 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
RETAIL STORES Current
Est. value
$85.0M
RETAIL STORES Current
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
1984
Heating
NONE
Stories
1
Lot
19.61 ac
Current owner
From public records · entity-resolved
Gainesville Business Park LLC
Entity
Mailing address
44122 MERCURE CIR, STERLING, VA 20166-2000
Ownership since
2023
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
Jan 31, 2023
$54,300,000
Gainesville Business Park LLC
Gainesville Owner LLC
Special Warranty Deed
$32,000,000 · Burke And Herbert Bank And Trust Co
Jan 31, 2020
$26,825,500
Gainesville Owner LLC
Cpc-gainesville LLC
Grant Deed
related
—
Apr 13, 2005
$26,670,532
Cpc-gainesville LLC
Robbins Business Park LLC
Grant Deed
$21,120,000 · Principal Commercial Funding
—
—
Cpc-gainesville LLC
—
Deed Of Trust
related
$11,667,722 · Washingtonfirst Bk
—
—
Cpc-gainesville LLC
—
Deed Of Trust
related
$20,500,000 · Other Institutional Lenders
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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