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Property profile & analytics
OFF-MARKET
Estimated value
$176,605,000
Super regional malls
2401 Opitz Blvd Woodbridge, VA 22191
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-1020593
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2008
Total area
485,714 SF
Lot
83.4 ac (3,632,773 SF)
Zoning code
MIXED
APN
8291-84-7996
UPID
US87-1020593
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
by Request
CAP Approach
CAP
$153.62M
Comparable Approach
Comparable
$207.80M
Blend (final)
Blend
$176.61M
Owner & transaction history
Stonebridge Ptc 2476 LLC · 2 yrs held
Stonebridge Ptc 2476 LLC
since 2023
Last sale
$172.5M
1 recorded transaction
Zoning & alternative use
MIXED · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$273.8M
+22.6%
Office building
$249.0M
+11.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$166,420,000
6.5%
$153,620,000
7%
$142,645,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$223,260,000
Current use
COMMERCIAL (GENERAL)
$273,795,000
Change: +23% · Conversion: Easy
OFFICE BUILDING
$248,970,000
Change: +12% · Conversion: Moderate
MEDICAL BUILDING
$195,250,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$176.61M
Range $158.94M – $194.27M · ±10% · vs last sale $172.50M (Aug 24 2023)
Last sale anchor
$172.50M
Aug 24 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
$364 / 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
$1,496,666
Tax year 2023
Assessed value
$143,841,000
Assessed 2023
Previous assessed
$143,841,000
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$42,503,500
Assessed improvement
$101,337,500
Land market value
$42,503,500
Improvement market value
$101,337,500
Total market value
$143,841,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2008
Heating
NONE
Cooling
YES
Stories
1
Total area
485,714 SF
Lot
83.4 ac (3,632,773 SF)
Zoning code
MIXED
APN
8291-84-7996
UPID
US87-1020593
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MIXED · Woodbridge, VAZoning MIXED · permitted uses
MIXED · Woodbridge, 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$223.3M
COMMERCIAL (GENERAL)
Est. value
$273.8M
OFFICE BUILDING
Est. value
$249.0M
MEDICAL BUILDING
Est. value
$195.3M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
2008
Heating
NONE
Cooling
Yes
Stories
1
Lot
83.4 ac
Current owner
From public records · entity-resolved
Stonebridge Ptc 2476 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
500 N BROADWAY STE #201, JERICHO, NY 11753-2122
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 24, 2023
$172,500,000
Stonebridge Ptc 2476 LLC
Jbg Woodbridge Retail LLC
Special Warranty Deed
—
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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