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Property profile & analytics
OFF-MARKET
Estimated value
$31,620,000
Commercial real estate
16451 Sherwood Pl, Woodbridge, VA 22191
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-0651825
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1970
Total area
117,380 SF
Lot
8.06 ac (351,181 SF)
Zoning code
SUBURB RES MULTI:6-16 UNI
APN
8290-61-1857
UPID
US87-0651825
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
$22.92M
Comparable Approach
Comparable
$36.32M
Blend (final)
Blend
$31.62M
Owner & transaction history
Cia-potomac Ridge LLC · 9 yrs held
Cia-potomac Ridge LLC
since 2016
4 recorded transactions
Zoning & alternative use
SUBURB RES MULTI:6-16 UNI · 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%
$24,825,000
6.5%
$22,915,000
7%
$21,280,000
Blend value · Realmo final
$31.62M
Range $28.46M – $34.78M · ±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
$269 / 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
$232,962
Tax year 2023
Assessed value
$22,389,400
Assessed 2023
Previous assessed
$22,799,500
-1.8% YoY
Effective rate
1.04%
On assessed value
Assessed land
$7,200,000
Assessed improvement
$15,189,400
Land market value
$7,200,000
Improvement market value
$15,189,400
Total market value
$22,389,400
Applied tax rate
3.0000
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
1970
Heating
NONE
Stories
3
Total area
117,380 SF
Lot
8.06 ac (351,181 SF)
Zoning code
SUBURB RES MULTI:6-16 UNI
APN
8290-61-1857
UPID
US87-0651825
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
SUBURB RES MULTI:6-16 UNI · Woodbridge, VA
Zoning SUBURB RES MULTI:6-16 UNI · permitted uses
SUBURB RES MULTI:6-16 UNI · 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.
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
3
Lot
8.06 ac
Current owner
From public records · entity-resolved
Cia-potomac Ridge LLC
Entity
Mailing address
2560 HUNTINGTON AVE STE #200, ALEXANDRIA, VA 22303-1448
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 23, 2016
$21,250,000
Cia-potomac Ridge LLC
Kmf Woodbridge II LLC
Grant Deed
$17,000,000 · Cbre Cap Markets
Sep 29, 2011
$14,100,000
Kmf Woodbridge II LLC
Woodmark Holdings LLC
Grant Deed
related
—
Aug 17, 2011
$14,100,000
Kfm Woodbridge II LLC
Woodmark Holdings LLC
Grant Deed
related
—
—
—
Woodmark Holdings LLC
—
Deed Of Trust
related
$2,550,000 · Sovereign 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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