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Property profile & analytics
OFF-MARKET
Estimated value
$12,420,000
Assisted living facilities
14906 Richmond Hwy Woodbridge, VA 22191-4016
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US87-0173800
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1976
Total area
27,492 SF
Lot
2.39 ac (104,326 SF)
Zoning code
MIXED
APN
8391-24-4069
UPID
US87-0173800
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
$14.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.42M
Owner & transaction history
Belmont Bay Property LLC · 3 yrs held
Belmont Bay Property LLC
since 2022
Last sale
$11.5M
7 recorded transactions
Zoning & alternative use
MIXED · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$11.2M
+1,414.7%
Medical building
$10.8M
+1,370.8%
Auto repair, garage
$9.9M
+1,248.3%
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 Woodbridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodbridge 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
$14,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$11,155,000
Change: +1,415% · Conversion: Difficult
MEDICAL BUILDING
$10,835,000
Change: +1,371% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,930,000
Change: +1,248% · Conversion: Difficult
OFFICE BUILDING
$9,835,000
Change: +1,235% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,815,000
Change: +1,097% · Conversion: Difficult
RETAIL STORES
$8,445,000
Change: +1,046% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$7,660,000
Change: +940% · Conversion: Difficult
Blend value · Realmo final
$12.42M
Range $11.18M – $13.66M · ±10% · vs last sale $11.52M (Dec 5 2022)
Last sale anchor
$11.52M
Dec 5 2022
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
$452 / 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
$85,779
Tax year 2023
Assessed value
$8,244,000
Assessed 2023
Previous assessed
$7,350,800
+12.2% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,602,100
Assessed improvement
$6,641,900
Land market value
$1,602,100
Improvement market value
$6,641,900
Total market value
$8,244,000
Applied tax rate
11.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1976
Heating
NONE
Cooling
YES
Stories
2
Total area
27,492 SF
Lot
2.39 ac (104,326 SF)
Zoning code
MIXED
APN
8391-24-4069
UPID
US87-0173800
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MIXED · Woodbridge, VA
Zoning MIXED · permitted uses
MIXED · Woodbridge, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodbridge. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$11.2M
MEDICAL BUILDING
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$9.9M
OFFICE BUILDING
Est. value
$9.8M
COMMERCIAL (GENERAL)
Est. value
$8.8M
RETAIL STORES
Est. value
$8.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.7M
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
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
1976
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.39 ac
Current owner
From public records · entity-resolved
Belmont Bay Property LLC
Entity
Mailing address
1608 RTE 88TH STE #200, BRICK, NJ 08724-3009
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2022
—
Southampton Property LLC
—
Deed
related
$110,314,000 · M & T Bank
Dec 5, 2022
$11,520,000
Belmont Bay Property LLC
Gb Woodbridge Real Property LLC
Special Warranty Deed
$110,314,000 · M & T Bank
Mar 18, 2019
$8,151,600
Gb Woodbridge Real Prop LLC
Woodbridge Re LLC
Grant Deed
related
$90,000,000 · White Oak Healthcare Fin LLC
Nov 1, 2016
—
Woodbridge Re LLC
—
Deed
related
$93,020,826 · Privatebank & Tr
Jul 10, 2014
—
Woodbridge Re LLC
—
Loan Modification
related
$107,000,000 · Privatebank & Tr
Jul 19, 2012
$11,919,050
Woodbridge Re LLC
Health Care Reit INC
Grant Deed
$105,000,000 · Privatebank & Tr
—
—
Woodbridge Re LLC
—
Loan Modification
related
$93,020,826 · Privatebank & Tr
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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