Entity Owned 
For Lease
$1,015,000
4421 Fortuna Center Plz, Dumfries, VA 22025
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Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2005
Total area
3,664 SF
Lot
1.33 ac (58,109 SF)
Zoning code
GENERAL BUSINESS
APN
8190-61-3792
UPID
US87-0088053
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
$1.02M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.02M
Owner & transaction history
since 2025
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Dumfries, VA
Top alternative use upside
Auto repair, garage
$2.3M
+51.4%
Commercial (general)
$1.9M
+29.0%
Medical building
$1.9M
+26.8%
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
5 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
$1.02M
Value range
$914k – $1.12M
±10% around blend
Estimated value / SF
$277 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
60
$914k
blend $1.02M
$1.12M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,664 SF
Lot area
1.33 ac
Year built
2005
Stories
1
APN
8190-61-3792
Zoning
GENERAL BUSINESS
Assessed value
$1,659,500
Annual tax
$17,267
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.06M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.15M
@ 6.5% CAP return
$1.06M
@ 7% CAP return
$985k
4
Sales comparison
Partial preview
Sales approach indication
$1.38M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.2 mi away · 3,695 SF
15.0 mi away · 4,620 SF
15.3 mi away · 2,640 SF
20.9 mi away · 2,626 SF
22.9 mi away · 2,814 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 203 sales
$409
-32%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $277/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+51%
vs current-use indication
Commercial (general)
Medical Building
Neighborhood: Shopping Center
Office Building · current use
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 · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.80%
Implied, in-place cap rate for this office 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 · 6.80%
9.0%
NOI (est.)
$119k *
Last sale · Mar 2025
$1.70M
* 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$1.75M
Move the market yield to see immediate price impact.
Value / SF
$478
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
6.30%6.80%7.30%
$107k
$1.70M
$1.58M
$1.47M
$119k
$1.89M
$1.75M
$1.63M
$131k
$2.08M
$1.92M
$1.79M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.10M
4.6 mi · Dec 2025 · $421/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$17,267
Tax year 2023
Assessed value
$1,659,500
Assessed 2023
Previous assessed
$1,626,100
+2.1% YoY
Effective rate
1.04%
On assessed value
Assessed land
$818,600
Assessed improvement
$840,900
Land market value
$818,600
Improvement market value
$840,900
Total market value
$1,659,500
Applied tax rate
3.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Lease
Year built
2005
Heating
NONE
Stories
1
Total area
3,664 SF
Lot
1.33 ac (58,109 SF)
Zoning code
GENERAL BUSINESS
APN
8190-61-3792
UPID
US87-0088053
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Dumfries, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Dumfries, 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
2005
Heating
NONE
Stories
1
Lot
1.33 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
Dumfries, 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
Private report access
See the ownership record for this address.
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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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