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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Office buildings
2959 Sleepy Holw Rd Falls Church, VA 22044-2002
Entity Owned
6-yr Hold
Free & Clear
Property ID
US87-0815866
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1971
Construction
FRAME
Total area
2,400 SF
Lot
0.51 ac (22,247 SF)
Zoning code
R-3(RESIDENTIAL 3 DU/AC)
APN
051-3-14-0001-A
UPID
US87-0815866
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
$810k
CAP Approach
CAP
$745k
Comparable Approach
Comparable
$693k
Blend (final)
Blend
$700k
Owner & transaction history
Fairfax County Water Authority · 6 yrs held
Fairfax County Water Authority
since 2020
Last sale
$700,000
3 recorded transactions
Zoning & alternative use
R-3(RESIDENTIAL 3 DU/AC) · Falls Church, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$885,000
+30.7%
Commercial (general)
$820,000
+21.3%
Auto repair, garage
$800,000
+18.3%
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 Falls Church submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falls Church 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
$665,000
ML approach
$810,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$745,000
7%
$690,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$675,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$885,000
Change: +31% · Conversion: Difficult
COMMERCIAL (GENERAL)
$820,000
Change: +21% · Conversion: Easy
AUTO REPAIR, GARAGE
$800,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$705,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Mar 25 2020)
Last sale anchor
$700k
Mar 25 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
$292 / 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
Assessed value
$711,590
Assessed 2024
Previous assessed
$693,430
+2.6% YoY
Assessed land
$462,740
Assessed improvement
$248,850
Land market value
$462,740
Improvement market value
$248,850
Total market value
$711,590
Applied tax rate
5.0000
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1971
Construction
FRAME
Heating
OTHER
Cooling
YES
Stories
1
Rooms
4
Bathrooms
1
Total area
2,400 SF
Lot
0.51 ac (22,247 SF)
Zoning code
R-3(RESIDENTIAL 3 DU/AC)
APN
051-3-14-0001-A
UPID
US87-0815866
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R-3(RESIDENTIAL 3 DU/AC) · Falls Church, VA
Zoning R-3(RESIDENTIAL 3 DU/AC) · permitted uses
R-3(RESIDENTIAL 3 DU/AC) · Falls Church, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falls Church. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$675,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$885,000
COMMERCIAL (GENERAL)
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$800,000
WAREHOUSE, STORAGE
Est. value
$705,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1971
Construction
FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Rooms
4
Bathrooms
1
Lot
0.51 ac
Current owner
From public records · entity-resolved
Fairfax County Water Authority
Entity
Free & Clear · 6 yrs held
Mailing address
8570 EXECUTIVE PARK AVE, FAIRFAX, VA 22031-2633
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2020
$700,000
Fairfax County Water Authority
Ams LLC
Grant Deed
—
Aug 9, 2018
$640,000
Ams LLC
Liquidation Of Women Families
Grant Deed
—
Aug 31, 2017
$590,000
Women Families First INC
Argerson,nicholas B & Diane G
Grant Deed
related
—
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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