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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Retail space
402 Ml St, Occoquan, VA 22125-7735
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1145427
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1920
Total area
2,541 SF
Lot
0.23 ac (10,001 SF)
Zoning code
GENERAL BUSINESS
APN
8393-64-4477
UPID
US87-1145427
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
$750k
Comparable Approach
Comparable
$984k
Blend (final)
Blend
$865k
Owner & transaction history
402 Mill St LLC · 4 yrs held
402 Mill St LLC
since 2021
Last sale
$860,000
2 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Occoquan, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+77.6%
Medical building
$1.3M
+74.5%
Neighborhood: shopping center
$1.2M
+54.5%
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 Occoquan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Occoquan 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%
$815,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
RETAIL STORES
$755,000
Current use
COMMERCIAL (GENERAL)
$1,340,000
Change: +78% · Conversion: Easy
MEDICAL BUILDING
$1,320,000
Change: +75% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,170,000
Change: +55% · Conversion: Moderate
OFFICE BUILDING
$1,040,000
Change: +38% · Conversion: Easy
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $860k (Nov 10 2021)
Last sale anchor
$860k
Nov 10 2021
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
$340 / 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
$5,571
Tax year 2023
Assessed value
$535,400
Assessed 2023
Previous assessed
$476,000
+12.5% YoY
Effective rate
1.04%
On assessed value
Assessed land
$382,800
Assessed improvement
$152,600
Land market value
$382,800
Improvement market value
$152,600
Total market value
$535,400
Applied tax rate
16.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1920
Heating
NONE
Cooling
YES
Stories
2
Rooms
7
Bathrooms
1
Total area
2,541 SF
Lot
0.23 ac (10,001 SF)
Zoning code
GENERAL BUSINESS
APN
8393-64-4477
UPID
US87-1145427
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Occoquan, VA
Zoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Occoquan, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Occoquan. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$755,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.0M
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
Year built
1920
Heating
NONE
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
402 Mill St LLC
Entity
Mailing address
914 LEIGH ML RD, GREAT FALLS, VA 22066-2302
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2021
$860,000
402 Mill St LLC
Marlene L Mcmanus
Deed
—
—
—
Timothy F Mcmanus
—
Deed Of Trust
related
$230,000 · John Marshall Bank
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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