Entity Owned Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2004
Total area
6,138 SF
Lot
1.21 ac (52,490 SF)
Zoning code
GENERAL BUSINESS
APN
8193-40-9299
UPID
US87-0597129
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.42M
CAP Approach
CAP
$1.81M
Comparable Approach
Comparable
$1.85M
Blend (final)
Blend
$1.42M
Owner & transaction history
2 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Woodbridge, VA
Top alternative use upside
Medical building
$2.6M
+42.7%
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
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.42M
Value range
$1.27M – $1.56M
±10% around blend
Estimated value / SF
$231 / SF
Confidence
High
7 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
70
$1.27M
blend $1.42M
$1.56M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,138 SF
Lot area
1.21 ac
Year built
2004
Stories
1
APN
8193-40-9299
Zoning
GENERAL BUSINESS
Assessed value
$1,187,200
Annual tax
$12,353
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.81M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.97M
@ 6.5% CAP return
$1.81M
@ 7% CAP return
$1.68M
4
Sales comparison
Partial preview
Sales approach indication
$2.00M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
21.1 mi away · 7,218 SF
21.8 mi away · 4,912 SF
21.8 mi away · 5,400 SF
23.0 mi away · 5,180 SF
24.2 mi away · 5,220 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.42M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 60 sales
$297
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $231/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+43%
vs current-use indication
Retail Stores · current use
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.30%
Implied, in-place cap rate for this outlet malls
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 · 8.30%
9.0%
NOI (est.)
$83k *
* 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$1.00M
Move the market yield to see immediate price impact.
Value / SF
$163
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
7.80%8.30%8.80%
$75k
$959k
$901k
$850k
$83k
$1.07M
$1.00M
$944k
$91k
$1.17M
$1.10M
$1.04M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$340k
16.5 mi · May 2026 · $62/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$12,353
Tax year 2023
Assessed value
$1,187,200
Assessed 2023
Previous assessed
$929,100
+27.8% YoY
Effective rate
1.04%
On assessed value
Assessed land
$708,800
Assessed improvement
$478,400
Land market value
$708,800
Improvement market value
$478,400
Total market value
$1,187,200
Applied tax rate
8.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2004
Heating
NONE
Stories
1
Total area
6,138 SF
Lot
1.21 ac (52,490 SF)
Zoning code
GENERAL BUSINESS
APN
8193-40-9299
UPID
US87-0597129
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Woodbridge, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · 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
2004
Heating
NONE
Stories
1
Lot
1.21 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GENERAL BUSINESS
Jurisdiction
Woodbridge, VA
Recorded code
GENERAL BUSINESS
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.
They do not confirm beneficial ownership or intent to transact.
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