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Property profile & analytics
OFF-MARKET
Estimated value
$11,815,000
Assisted living facilities
2100 Powhatan St Falls Church, VA 22043-1940
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-0625783
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
TYPE NOT SPECIFIED
Total area
60,308 SF
Lot
7.67 ac (334,005 SF)
Zoning code
R-4(RESIDENTIAL 4 DU/AC)
APN
041-1-01-0062-B
UPID
US87-0625783
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
-
Vierra Falls Church Nursing Home
-
Derek Vucich Nursing Home
-
Rehab Management Inc Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.82M
Owner & transaction history
Falls Church Propco LLC · 4 yrs held
Falls Church Propco LLC
since 2021
Last sale
$11.8M
3 recorded transactions
Zoning & alternative use
R-4(RESIDENTIAL 4 DU/AC) · Falls Church, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$11.0M
+681.4%
Commercial (general)
$9.9M
+601.4%
Warehouse, storage
$8.1M
+475.7%
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 Falls Church submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falls Church 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
$11,970,000
ML approach
$11,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,990,000
Change: +681% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,865,000
Change: +601% · Conversion: Difficult
WAREHOUSE, STORAGE
$8,095,000
Change: +476% · Conversion: Difficult
Blend value · Realmo final
$11.82M
Range $10.63M – $13.00M · ±10% · vs last sale $11.81M (Aug 27 2021)
Last sale anchor
$11.81M
Aug 27 2021
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
$196 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$145,922
Tax year 2024
Assessed value
$12,350,580
Assessed 2024
Previous assessed
$7,327,400
+68.6% YoY
Effective rate
1.18%
On assessed value
Assessed land
$5,520,000
Assessed improvement
$6,830,580
Land market value
$5,520,000
Improvement market value
$6,830,580
Total market value
$12,350,580
Applied tax rate
20,101.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
TYPE NOT SPECIFIED
Heating
OTHER
Cooling
YES
Stories
1
Total area
60,308 SF
Lot
7.67 ac (334,005 SF)
Zoning code
R-4(RESIDENTIAL 4 DU/AC)
APN
041-1-01-0062-B
UPID
US87-0625783
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R-4(RESIDENTIAL 4 DU/AC) · Falls Church, VA
Zoning R-4(RESIDENTIAL 4 DU/AC) · permitted uses
R-4(RESIDENTIAL 4 DU/AC) · Falls Church, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falls Church. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$11.0M
COMMERCIAL (GENERAL)
Est. value
$9.9M
WAREHOUSE, STORAGE
Est. value
$8.1M
OFFICE BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1965
Construction
TYPE NOT SPECIFIED
Heating
OTHER
Cooling
Yes
Stories
1
Lot
7.67 ac
Current owner
From public records · entity-resolved
Falls Church Propco LLC
Entity
Free & Clear · 4 yrs held
Mailing address
5215 W CEDAR LN, BETHESDA, MD 20814-1548
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Aug 27, 2021
$11,810,000
Falls Church Propco LLC
Cynthia Lynn Butler
Special Warranty Deed
—
Dec 28, 2012
—
Shirley L Butler
Butler J T Trust
Quit Claim Deed
related
—
Mar 17, 2004
—
Butler J T Trust
Butler,j T & Shirley L
Quit Claim Deed
related
—
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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