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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Community centers
2465 Prince William Pkwy Woodbridge, VA 22192
Entity Owned
21-yr Hold
~
Est. High Equity
Property ID
US87-1025688
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2005
Total area
6,160 SF
Lot
0.75 ac (32,692 SF)
Zoning code
PLANNED BUS DIST
APN
8292-92-5889
UPID
US87-1025688
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
$1.39M
CAP Approach
CAP
$1.95M
Comparable Approach
Comparable
$2.31M
Blend (final)
Blend
$1.89M
Owner & transaction history
Third Creek LLC · 21 yrs held
Third Creek LLC
since 2004
3 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Woodbridge, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.0M
+6.5%
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
$1,385,000
CAP Approach
CAP Return
Estimation
6%
$2,110,000
6.5%
$1,950,000
7%
$1,810,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,830,000
Current use
OFFICE BUILDING
$3,015,000
Change: +6% · Conversion: Moderate
MEDICAL BUILDING
$2,615,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±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
$306 / 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
$7,783
Tax year 2023
Assessed value
$748,000
Assessed 2023
Previous assessed
$661,000
+13.2% YoY
Effective rate
1.04%
On assessed value
Assessed land
$627,300
Assessed improvement
$120,700
Land market value
$627,300
Improvement market value
$120,700
Total market value
$748,000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
6,160 SF
Lot
0.75 ac (32,692 SF)
Zoning code
PLANNED BUS DIST
APN
8292-92-5889
UPID
US87-1025688
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED BUS DIST · Woodbridge, VAZoning PLANNED BUS DIST · permitted uses
PLANNED BUS DIST · 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
$2.8M
OFFICE BUILDING
Est. value
$3.0M
MEDICAL BUILDING
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER Current
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
2005
Heating
NONE
Stories
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
Third Creek LLC
Entity
Mailing address
9986 MANCHESTER RD, SAINT LOUIS, MO 63122-1928
Ownership since
2004
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
May 13, 2025
—
Third Creek LLC
—
Deed
related
$19,140,000 · Wells Fargo Bank NA
Aug 24, 2004
$28,978,128
Third Creek LLC
Carlyle Of Cypress Potomac LLC
Grant Deed
$23,182,500 · Wells Fargo Bank
—
—
Parkway Crossing East Shopping|third Creek LLC
—
Deed Of Trust
related
$26,250,000 · Wells Fargo Bk
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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