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Property profile & analytics
OFF-MARKET
Estimated value
$885,000
Medical Office Space
1924 Opitz Blvd, Woodbridge, VA 22191-3304
Individually Owned
34-yr Hold
~
Est. High Equity
Property ID
US87-1218786
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1980
Total area
3,006 SF
Lot
0.07 ac (3,138 SF)
Zoning code
LOW-RISE OFFICE
APN
8391-36-3084.01
UPID
US87-1218786
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
-
Woodbridge Pediatrics Ltd: Labriola Paula MD Pediatrician Medical Clinic
-
Woodbridge Pediatrics, Ltd Medical Clinic
-
Leslie Stoeckle Pediatrician Medical Clinic
-
Maguire Elizabeth MD Pediatrician Medical Clinic
-
Frances Vega Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$590k
CAP Approach
CAP
$705k
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$885k
Owner & transaction history
Woodbridge Pediatrics Ltd · 34 yrs held
Woodbridge Pediatrics Ltd
since 1992
4 recorded transactions
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+14.3%
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
$590,000
CAP Approach
CAP Return
Estimation
6%
$765,000
6.5%
$705,000
7%
$655,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,210,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,380,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$885k
Range $797k – $974k · ±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
$294 / 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
$5,942
Tax year 2023
Assessed value
$571,100
Assessed 2023
Previous assessed
$571,100
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$77,200
Assessed improvement
$493,900
Land market value
$77,200
Improvement market value
$493,900
Total market value
$571,100
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
YES
Stories
1
Total area
3,006 SF
Lot
0.07 ac (3,138 SF)
Zoning code
LOW-RISE OFFICE
APN
8391-36-3084.01
UPID
US87-1218786
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
Zoning LOW-RISE OFFICE · permitted uses
LOW-RISE OFFICE · 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
MEDICAL BUILDING Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
MEDICAL BUILDING Current
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
1980
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Woodbridge Pediatrics Ltd
Individual
Mailing address
1924 OPITZ BLVD, WOODBRIDGE, VA 22191-3304
Ownership since
1992
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
Jun 24, 2016
—
Woodbridge Pediatrics Ltd
—
Deed
related
$419,900 · M&t Bk
Jul 1, 1992
$353,250
Woodbridge Pediatrics Ltd
Peck Gerald P
Grant Deed
related
$500,000 · Jefferson Nat'l Bk
—
—
Woodbridge Pediatrics Ltd
—
Deed Of Trust
related
$281,000 · Pnc Bank
—
—
Woodbridge Pediatrics Ltd
—
Deed Of Trust
related
$419,900 · M&t 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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