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Property profile & analytics
OFF-MARKET
Estimated value
$25,585,000
Community centers
2675 Avenir Plc1 Vienna, VA 22180-7176
Entity Owned
5-yr Hold
Free & Clear
Property ID
US87-2279192
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Total area
52,759 SF
Lot
0.99 ac (43,306 SF)
Zoning code
INDUSTRIAL (W/RES/APT ZON
APN
049-1-32-0004
UPID
US87-2279192
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
by Request
Comparable Approach
Comparable
$18.81M
Blend (final)
Blend
$25.59M
Owner & transaction history
Ap Avenir Retail LLC · 5 yrs held
Ap Avenir Retail LLC
since 2020
Last sale
$28.3M
4 recorded transactions
Zoning & alternative use
INDUSTRIAL (W/RES/APT ZON · Vienna, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$40.1M
+106.3%
Commercial (general)
$24.0M
+23.2%
Warehouse, storage
$23.2M
+19.1%
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 Vienna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vienna 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
$26,920,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$19,450,000
Current use
RESTAURANT
$40,120,000
Change: +106% · Conversion: Difficult
COMMERCIAL (GENERAL)
$23,965,000
Change: +23% · Conversion: Easy
WAREHOUSE, STORAGE
$23,165,000
Change: +19% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,945,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,615,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$16,870,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$25.59M
Range $23.03M – $28.14M · ±10% · vs last sale $28.30M (Dec 28 2020)
Last sale anchor
$28.30M
Dec 28 2020
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
$485 / 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
$256,767
Tax year 2024
Assessed value
$20,005,230
Assessed 2024
Previous assessed
$20,158,130
-0.8% YoY
Effective rate
1.28%
On assessed value
Assessed land
$4,748,310
Assessed improvement
$15,256,920
Land market value
$4,748,310
Improvement market value
$15,256,920
Total market value
$20,005,230
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Heating
NONE
Stories
1
Total area
52,759 SF
Lot
0.99 ac (43,306 SF)
Zoning code
INDUSTRIAL (W/RES/APT ZON
APN
049-1-32-0004
UPID
US87-2279192
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
INDUSTRIAL (W/RES/APT ZON · Vienna, VA
Zoning INDUSTRIAL (W/RES/APT ZON · permitted uses
INDUSTRIAL (W/RES/APT ZON · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vienna. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$19.5M
RESTAURANT
Est. value
$40.1M
COMMERCIAL (GENERAL)
Est. value
$24.0M
WAREHOUSE, STORAGE
Est. value
$23.2M
INDUSTRIAL (GENERAL)
Est. value
$17.9M
AUTO REPAIR, GARAGE
Est. value
$17.6M
OFFICE BUILDING
Est. value
$16.9M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
Heating
NONE
Stories
1
Lot
0.99 ac
Current owner
From public records · entity-resolved
Ap Avenir Retail LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 5169, OAK BROOK, IL 60522-5169
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2021
—
Ap Avenir Retail LLC
—
Deed
related
$28,000,000 · Hingham Institution For Savings
Dec 28, 2020
$28,300,000
Ap Avenir Retail LLC
Dunn Loring Dev Co LLC
Grant Deed
—
Oct 16, 2018
—
Dunn Loring Dev Co LLC
—
Deed
related
$156,200 · Metlife R/e Lndg LLC
—
—
Dunn Loring Dev Co LLC
—
Loan Modification
related
$156,200 · Metlife R/e Lndg LLC
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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