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Property profile & analytics
OFF-MARKET
Estimated value
$13,655,000
Office Spaces
20 Greenspring Dr Stafford, VA 22554-8334
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1063065
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1997
Total area
55,000 SF
Lot
4.27 ac (186,088 SF)
Zoning code
B2- URBAN COMM
APN
21-28B
UPID
US87-1063065
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
-
Ardent CrossFit Gym & Fitness Center
-
BirthFit Nova Childbirth Class
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.85M
CAP Approach
CAP
$14.76M
Comparable Approach
Comparable
$11.69M
Blend (final)
Blend
$13.66M
Owner & transaction history
Gip Stafford LLC · 4 yrs held
Gip Stafford LLC
since 2022
Last sale
$13.5M
7 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Stafford, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$21.0M
+56.0%
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 Stafford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stafford 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
$14,845,000
ML approach
$9,845,000
CAP Approach
CAP Return
Estimation
6%
$15,985,000
6.5%
$14,755,000
7%
$13,700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$13,475,000
Current use
AUTO REPAIR, GARAGE
$21,020,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$12,270,000
Change: -9% · Conversion: Easy
Blend value · Realmo final
$13.66M
Range $12.29M – $15.02M · ±10% · vs last sale $13.50M (Mar 2 2022)
Last sale anchor
$13.50M
Mar 2 2022
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
$248 / 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
$68,401
Tax year 2023
Assessed value
$9,503,400
Assessed 2024
Previous assessed
$6,752,300
+40.7% YoY
Effective rate
0.72%
On assessed value
Assessed land
$2,605,200
Assessed improvement
$6,898,200
Land market value
$2,605,200
Improvement market value
$6,898,200
Total market value
$9,503,400
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1997
Heating
YES
Stories
1
Total area
55,000 SF
Lot
4.27 ac (186,088 SF)
Zoning code
B2- URBAN COMM
APN
21-28B
UPID
US87-1063065
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Stafford, VAZoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$13.5M
AUTO REPAIR, GARAGE
Est. value
$21.0M
RETAIL STORES
Est. value
$12.3M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
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
1997
Heating
YES
Stories
1
Lot
4.27 ac
Current owner
From public records · entity-resolved
Gip Stafford LLC
Entity
Mailing address
21805 W FLD PKWY STE #210, DEER PARK, IL 60010-3238
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2022
$13,500,000
Gip Stafford LLC
Lets Bowl LLC
Special Warranty Deed
$9,010,000 · Wesbanco Bank INC
Feb 3, 2011
—
Lets Bowl LLC
—
Deed Of Trust
related
$6,370,895 · Union First Market Bank
Aug 4, 2004
$3,000,000
Lets Bowl LLC
Old West Annuity & Life Ins Co
Deed Of Trust
related
$3,000,000 · Patriot Bank NA
May 30, 2002
$3,692,000
United Life Assu Western
Casterline,william
Grant Deed
—
—
—
Lets Bowl LLC
—
Deed Of Trust
related
$100,000 · Carter Bank & Trust
—
—
Lets Bowl LLC
—
Deed Of Trust
related
$6,150,000 · Branch Banking & Trust Co
—
—
Lets Bowl LLC
—
Deed Of Trust
related
$900,000 · Carter Bank & Trust
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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