3214 Old Brg Rd Woodbridge, VA 22192
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$3.20M
Range $2.88M – $3.51M (±10%)
Implied cap rate
6.60%
In-place · NOI ÷ last sale
Property ID
US87-1650348
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1987
Total area
15,578 SF
Lot
11.28 ac (491,183 SF)
Zoning code
RES PLANNED CMNTY
APN
8293-25-6705
UPID
US87-1650348
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.17M
CAP Approach
CAP
$3.22M
Comparable Approach
Comparable
$2.75M
Blend (final)
Blend
$3.20M
Owner & transaction history
since 2025
1 recorded transaction
Zoning & alternative use
RES PLANNED CMNTY · Woodbridge, VA
Top alternative use upside
Commercial (general)
$4.9M
+157.0%
Industrial (general)
$2.6M
+38.0%
Retail stores
$2.3M
+23.4%
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
Value estimation
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.20M
Value range
$2.88M – $3.51M
±10% around blend
Estimated value / SF
$205 / SF
Confidence
Property data
88
Comparable evidence
60
$2.88M
blend $3.20M
$3.51M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
15,578 SF
Lot area
11.28 ac
Year built
1987
Stories
1
APN
8293-25-6705
Assessed value
$48,379,700
Annual tax
$503,391
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$3.49M
@ 6.5% CAP return
$3.22M
@ 7% CAP return
$2.99M
4
Sales comparison
Partial preview
Sales approach indication
$2.75M
Range $1.52M – $2.75M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+157%
vs current-use indication
Industrial (general)
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.60%
Implied, in-place cap rate for this garden apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 6.60%
9.0%
NOI (est.)
$3.39M *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$51.31M
Move the market yield to see immediate price impact.
Value / SF
$3,294
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.10%6.60%7.10%
$3.05M
$49.97M
$46.18M
$42.93M
$3.39M
$55.52M
$51.31M
$47.70M
$3.73M
$61.07M
$56.44M
$52.47M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$503,391
Tax year 2023
Assessed value
$48,379,700
Assessed 2023
Previous assessed
$43,604,900
+11.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$9,216,000
Assessed improvement
$39,163,700
Land market value
$9,216,000
Improvement market value
$39,163,700
Total market value
$48,379,700
Applied tax rate
11.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1987
Heating
NONE
Cooling
YES
Stories
1
Total area
15,578 SF
Lot
11.28 ac (491,183 SF)
Zoning code
RES PLANNED CMNTY
APN
8293-25-6705
UPID
US87-1650348
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES PLANNED CMNTY · Woodbridge, VAZoning RES PLANNED CMNTY · permitted uses
RES PLANNED CMNTY · Woodbridge, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1987
Heating
NONE
Cooling
Yes
Stories
1
Lot
11.28 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RES PLANNED CMNTY
Jurisdiction
Woodbridge, VA
Recorded code
RES PLANNED CMNTY
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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