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Property profile & analytics
OFF-MARKET
Estimated value
$1,420,000
Office buildings
2403 James Madison Hwy, Haymarket, VA 20169
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-0861538
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Total area
3,511 SF
Lot
2.31 ac (100,841 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7301-04-8042
UPID
US87-0861538
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
$1.02M
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.42M
Owner & transaction history
Mantis Ents LLC · 9 yrs held
Mantis Ents LLC
since 2016
7 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Haymarket, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+51.4%
Commercial (general)
$1.9M
+29.0%
Medical building
$1.8M
+26.8%
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 Haymarket submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Haymarket 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%
$1,100,000
6.5%
$1,015,000
7%
$945,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,440,000
Current use
AUTO REPAIR, GARAGE
$2,175,000
Change: +51% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,855,000
Change: +29% · Conversion: Easy
MEDICAL BUILDING
$1,820,000
Change: +27% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$1,615,000
Change: +12% · Conversion: Difficult
Blend value · Realmo final
$1.42M
Range $1.28M – $1.56M · ±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
$404 / 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
$12,251
Tax year 2023
Assessed value
$1,177,400
Assessed 2023
Previous assessed
$659,500
+78.5% YoY
Effective rate
1.04%
On assessed value
Assessed land
$947,700
Assessed improvement
$229,700
Land market value
$947,700
Improvement market value
$229,700
Total market value
$1,177,400
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1956
Heating
NONE
Cooling
YES
Stories
1
Total area
3,511 SF
Lot
2.31 ac (100,841 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7301-04-8042
UPID
US87-0861538
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Haymarket, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY INDUSTRIAL · Haymarket, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Haymarket. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL 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
1956
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.31 ac
Current owner
From public records · entity-resolved
Mantis Ents LLC
Entity
Mailing address
2403 JAMES MADISON HWY, HAYMARKET, VA 20169
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2023
—
Mantis Enterprises LLC
—
Deed
related
$250,000 · Patricia Sweeney Ira 822553
Oct 18, 2019
—
Mantis Ents LLC
—
Deed
related
$83,127 · Patricia Sweeney
May 23, 2018
—
Mantis Ents LLC
—
Deed
related
$40,000 · Patricia Sweeney
Nov 4, 2016
—
Mantis Ents LLC
—
Deed
related
$100,000 · Patricia Sweeney
Aug 11, 2016
—
Mantis Ents LLC
Bruner,christopher M
Grant Deed
related
$1,255,500 · Access Nat'l Bk
Jun 30, 2016
$1,350,000
Christopher M Bruner
Jdb LLC
Grant Deed
—
Feb 1, 2000
$203,000
Meco B Choates
Homes Washinton
Grant Deed
$203,000 · Countrywide Home Loan
—
—
Mantis Ents LLC
—
Deed Of Trust
related
$83,127 · Patricia Sweeney
—
—
Mantis Ents LLC
—
Deed Of Trust
related
$100,000 · Patricia Sweeney
—
—
Mantis Ents LLC
—
Deed Of Trust
related
$20,000 · Patricia Sweeney
—
—
Mantis Ents LLC
—
Deed Of Trust
related
$40,000 · Patricia Sweeney
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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