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Property profile & analytics
OFF-MARKET
Estimated value
$1,015,000
Commercial kitchens
1921 Daniel Stuart Sq Woodbridge, VA 22191-3316
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-2279670
Property profile
Verified
Property type
Commercial kitchens
Use group
TAKE-OUT RESTAURANT
Year built
1991
Total area
1,974 SF
Lot
0.6 ac (26,236 SF)
Zoning code
GENERAL BUSINESS
APN
8391-25-9608
UPID
US87-2279670
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
-
Taco Bell Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$909k
Blend (final)
Blend
$1.02M
Owner & transaction history
Opitz Crossing LLC · 9 yrs held
Opitz Crossing LLC
since 2017
3 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · 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
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.02M
Range $914k – $1.12M · ±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
$514 / 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
$9,004
Tax year 2023
Assessed value
$865,400
Assessed 2023
Previous assessed
$858,700
+0.8% YoY
Effective rate
1.04%
On assessed value
Assessed land
$467,500
Assessed improvement
$397,900
Land market value
$467,500
Improvement market value
$397,900
Total market value
$865,400
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 kitchens
Use group
TAKE-OUT RESTAURANT
Status
Off-Market
Year built
1991
Heating
NONE
Stories
1
Total area
1,974 SF
Lot
0.6 ac (26,236 SF)
Zoning code
GENERAL BUSINESS
APN
8391-25-9608
UPID
US87-2279670
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Woodbridge, VA
Zoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · 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
1991
Heating
NONE
Stories
1
Lot
0.6 ac
Current owner
From public records · entity-resolved
Opitz Crossing LLC
Entity
Mailing address
17890 BLANCO RD STE #410, SAN ANTONIO, TX 78232-1031
Ownership since
2017
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
Jan 5, 2022
—
Opitz Crossing LLC
—
Deed
related
$20,680,000 · Sandy Spring Bank
Jun 1, 2017
$29,250,000
Opitz Crossing LLC
Svap Opitz LP
Trustees Deed
related
$21,750,000 · Apple FCU
Nov 21, 2013
$18,000,000
Svap Opitz LP
Regency Opitz LLC
Trustees Deed
$12,707,500 · Eagle Bk
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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