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Property profile & analytics
OFF-MARKET
Estimated value
$115,275,000
Commercial real estate
15121 Beacon Rdg Dr, Woodbridge, VA 22191-4938
Entity Owned
17-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3892239
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2010
Total area
345,910 SF
Lot
18.78 ac (818,013 SF)
Zoning code
PLANNED MIXED RES
APN
8391-12-7410
UPID
US87-3892239
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$119.05M
Blend (final)
Blend
$115.28M
Owner & transaction history
Dco Caroline Dev LLC · 17 yrs held
Dco Caroline Dev LLC
since 2008
5 recorded transactions
Zoning & alternative use
PLANNED MIXED RES · 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$177,310,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$159,000,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$115.28M
Range $103.75M – $126.80M · ±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
$333 / 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
$1,073,829
Tax year 2023
Assessed value
$103,203,200
Assessed 2023
Previous assessed
$93,204,100
+10.7% YoY
Effective rate
1.04%
On assessed value
Assessed land
$19,008,000
Assessed improvement
$84,195,200
Land market value
$19,008,000
Improvement market value
$84,195,200
Total market value
$103,203,200
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2010
Heating
NONE
Stories
4
Total area
345,910 SF
Lot
18.78 ac (818,013 SF)
Zoning code
PLANNED MIXED RES
APN
8391-12-7410
UPID
US87-3892239
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED MIXED RES · Woodbridge, VA
Zoning PLANNED MIXED RES · permitted uses
PLANNED MIXED RES · 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
OFFICE BUILDING
Est. value
$177.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$159.0M
OFFICE BUILDING
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
2010
Heating
NONE
Stories
4
Lot
18.78 ac
Current owner
From public records · entity-resolved
Dco Caroline Dev LLC
Entity
Free & Clear · 17 yrs held
Mailing address
1745 SHEA CTR DR STE #200, HIGHLANDS RANCH, CO 80129-1540
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2008
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
Dec 17, 2025
—
Dco Caroline Development LLC
—
Deed
related
$59,950,000 · Pnc Bank NA
Dec 4, 2008
—
Dco Caroline Dev LLC
Virginia Electric & Power
Quit Claim Deed
related
—
Nov 6, 2008
—
Dco Caroline Dev LLC
—
Trustees Deed
related
$49,600 · Pnc Bank
Apr 3, 2007
$13,200,000
Dco Coroline Dev LLC
D R Horton INC
Grant Deed
—
Oct 7, 2005
$3,431,000
D R Horton INC
Pw Dev Co
Grant Deed
—
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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