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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Golf courses & driving ranges
14420 Turtle Pt Dr Gainesville, VA 20155
Entity Owned
12-yr Hold
Free & Clear
Property ID
US87-0944274
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Year built
1991
Total area
45,242 SF
Lot
165.94 ac (7,228,390 SF)
Zoning code
RES PLANNED CMNTY
APN
7296-86-8347
UPID
US87-0944274
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
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.13M
Owner & transaction history
Rtj Investments LLC · 12 yrs held
Rtj Investments LLC
since 2013
3 recorded transactions
Zoning & alternative use
RES PLANNED CMNTY · 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
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±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
$25 / 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
$157,935
Tax year 2023
Assessed value
$15,178,800
Assessed 2023
Previous assessed
$13,870,300
+9.4% YoY
Effective rate
1.04%
On assessed value
Assessed land
$2,276,700
Assessed improvement
$12,902,100
Land market value
$2,276,700
Improvement market value
$12,902,100
Total market value
$15,178,800
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Year built
1991
Heating
NONE
Stories
2
Total area
45,242 SF
Lot
165.94 ac (7,228,390 SF)
Zoning code
RES PLANNED CMNTY
APN
7296-86-8347
UPID
US87-0944274
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES PLANNED CMNTY · Gainesville, VA
Zoning RES PLANNED CMNTY · permitted uses
RES PLANNED CMNTY · 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
1991
Heating
NONE
Stories
2
Lot
165.94 ac
Current owner
From public records · entity-resolved
Rtj Investments LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1 TURTLE PT DR, GAINESVILLE, VA 20155-2803
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 29, 2021
—
Robert Trent Jones Golf Club INC
—
Deed
related
$20,926,019 · Capital Bank NA
Dec 23, 2013
—
Rtj Investments LLC
Robert Trent Jones Golf Club I
Quit Claim Deed
related
—
Dec 20, 2007
$28,200,000
Trent Jones Golf Club I Robert
Rtj LLC
Grant Deed
$22,500,000 · Cardinal Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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