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Property profile & analytics
OFF-MARKET
Estimated value
$17,715,000
Outlet malls
15025 Farm Crk Dr Woodbridge, VA 22191-3570
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-1257380
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1985
Total area
108,500 SF
Lot
7.97 ac (347,347 SF)
Zoning code
HEAVY INDUSTRIAL
APN
8391-92-1555
UPID
US87-1257380
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
-
Northern Star Services Inc Courier Service Postal Service
-
Continental Transportation Freight Service Logistics Company
-
Groshell Transportation Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$20.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$19.34M
Blend (final)
Blend
$17.72M
Owner & transaction history
Farm Creek Portfolio Owner LLC · 4 yrs held
Farm Creek Portfolio Owner LLC
since 2021
Last sale
$14.4M
6 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Woodbridge, 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 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
$20,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$27,650,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$17.72M
Range $15.94M – $19.49M · ±10% · vs last sale $14.40M (Aug 25 2021)
Last sale anchor
$14.40M
Aug 25 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
$163 / 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
$121,627
Tax year 2023
Assessed value
$11,689,300
Assessed 2023
Previous assessed
$9,612,200
+21.6% YoY
Effective rate
1.04%
On assessed value
Assessed land
$6,078,400
Assessed improvement
$5,610,900
Land market value
$6,078,400
Improvement market value
$5,610,900
Total market value
$11,689,300
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
YES
Stories
1
Total area
108,500 SF
Lot
7.97 ac (347,347 SF)
Zoning code
HEAVY INDUSTRIAL
APN
8391-92-1555
UPID
US87-1257380
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Woodbridge, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY INDUSTRIAL · 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
INDUSTRIAL (GENERAL)
Est. value
$27.7M
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
1985
Heating
NONE
Cooling
Yes
Stories
1
Lot
7.97 ac
Current owner
From public records · entity-resolved
Farm Creek Portfolio Owner LLC
Entity
Free & Clear · 4 yrs held
Mailing address
300 N LA SALLE DR STE #5450, CHICAGO, IL 60654-3448
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2021
$14,398,166
Farm Creek Portfolio Owner LLC
Fc Foxfire LLC
Special Warranty Deed
—
Jun 21, 2017
$8,746,218
Fc Foxfire LLC
Fmi Foxfire LLC
Grant Deed
—
Mar 13, 2017
—
Fmi American LLC
—
Loan Modification
related
$45,000,000 · Branch Bk&tr
Mar 6, 2017
—
Fmi Foxfire LLC
—
Deed
related
$6,480,000 · Branch Bk&tr
Mar 5, 2007
—
Steuart-foxfire Investments LLC
Foxfire Investments LLC
Quit Claim Deed
related
—
—
—
Fmi Foxfire LLC
—
Deed Of Trust
related
$6,480,000 · Branch Bk&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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