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Property profile & analytics
OFF-MARKET
Estimated value
$13,385,000
Assisted living facilities
14935 Holly Knl Ln Gainesville, VA 20155-4899
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-2357711
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2017
Total area
65,405 SF
Lot
7.37 ac (320,863 SF)
Zoning code
RES PLANNED CMNTY
APN
7397-00-5469
UPID
US87-2357711
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
-
Medical Facilities Of America Medical Clinic
-
Lake Manassas Health & Rehabilitation Center Rehabilitation Center Nursing Home
-
Lake Manassas Health and Rehabilitation Center Nursing Home
-
Dr. Amr Behiri Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$14.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.39M
Owner & transaction history
14935 Holly Knoll Lane LLC · 5 yrs held
14935 Holly Knoll Lane LLC
since 2021
Last sale
$11.1M
3 recorded transactions
Zoning & alternative use
RES PLANNED CMNTY · Gainesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$20.4M
+1,065.7%
Neighborhood: shopping center
$20.1M
+1,048.4%
Office building
$16.5M
+841.9%
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
$16,585,000
ML approach
$14,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$20,425,000
Change: +1,066% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$20,125,000
Change: +1,048% · Conversion: Difficult
OFFICE BUILDING
$16,505,000
Change: +842% · Conversion: Difficult
AUTO REPAIR, GARAGE
$14,950,000
Change: +753% · Conversion: Difficult
COMMERCIAL (GENERAL)
$14,285,000
Change: +715% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$13,080,000
Change: +646% · Conversion: Difficult
Blend value · Realmo final
$13.39M
Range $12.05M – $14.72M · ±10% · vs last sale $11.06M (Jun 2 2021)
Last sale anchor
$11.06M
Jun 2 2021
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
$205 / 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
$169,186
Tax year 2023
Assessed value
$16,260,100
Assessed 2023
Previous assessed
$15,457,600
+5.2% YoY
Effective rate
1.04%
On assessed value
Assessed land
$3,619,200
Assessed improvement
$12,640,900
Land market value
$3,619,200
Improvement market value
$12,640,900
Total market value
$16,260,100
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2017
Heating
NONE
Stories
1
Total area
65,405 SF
Lot
7.37 ac (320,863 SF)
Zoning code
RES PLANNED CMNTY
APN
7397-00-5469
UPID
US87-2357711
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.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$20.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$20.1M
OFFICE BUILDING
Est. value
$16.5M
AUTO REPAIR, GARAGE
Est. value
$15.0M
COMMERCIAL (GENERAL)
Est. value
$14.3M
INDUSTRIAL (GENERAL)
Est. value
$13.1M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2017
Heating
NONE
Stories
1
Lot
7.37 ac
Current owner
From public records · entity-resolved
14935 Holly Knoll Lane LLC
Entity
Mailing address
400 BLVD OF AMERICAS, LAKEWOOD, NJ 08701-4785
Ownership since
2021
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
Jun 2, 2021
$11,055,000
14935 Holly Knoll Lane LLC
Prince William H&r Re LP
Deed
—
Feb 26, 2013
$2,063,064
William H Prince
Lake Manassas LLC
Grant Deed
—
—
—
Prince William H & R Re LP
—
Deed Of Trust
related
$15,920,000 · Lancaster Pollard Mtg
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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