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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Medical Office Space
2296 Opitz Blvd Ste 120 Woodbridge, VA 22191-3344
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US87-1094678
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1988
Total area
2,000 SF
Lot
0.55 ac (24,019 SF)
Zoning code
LOW-RISE OFFICE
APN
8291-97-9441.01
UPID
US87-1094678
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
$860k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$993k
Blend (final)
Blend
$915k
Owner & transaction history
Pro Med Realty LLC · 3 yrs held
Pro Med Realty LLC
since 2023
Last sale
$554,000
2 recorded transactions
Zoning & alternative use
LOW-RISE OFFICE · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.2M
+54.2%
Commercial (general)
$1.1M
+40.2%
Office building
$1.0M
+27.5%
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
$865,000
ML approach
$860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$805,000
Current use
AUTO REPAIR, GARAGE
$1,240,000
Change: +54% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,125,000
Change: +40% · Conversion: Easy
OFFICE BUILDING
$1,025,000
Change: +28% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$920,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±10% · vs last sale $554k (Apr 5 2023)
Last sale anchor
$554k
Apr 5 2023
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
$458 / 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
$5,515
Tax year 2023
Assessed value
$530,000
Assessed 2023
Previous assessed
$530,000
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$72,400
Assessed improvement
$457,600
Land market value
$72,400
Improvement market value
$457,600
Total market value
$530,000
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
1988
Heating
NONE
Stories
1
Total area
2,000 SF
Lot
0.55 ac (24,019 SF)
Zoning code
LOW-RISE OFFICE
APN
8291-97-9441.01
UPID
US87-1094678
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
$805,000
AUTO REPAIR, GARAGE
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$920,000
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1988
Heating
NONE
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
Pro Med Realty LLC
Entity
Mailing address
2952 BONDS RDG CT, OAKTON, VA 22124-1778
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2023
$554,000
Pro Med Realty LLC
Michael H Goldberg
Deed
$615,700 · First Citizens Bank & Trust Co
Jan 9, 2008
—
Michael H Goldberg
—
Deed Of Trust
related
$6,500,000 · Burke & Herbert 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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