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Property profile & analytics
FOR LEASE
Medical Office Space
450 Garrisonville Rd Stafford, VA 22556
Entity Owned
1-yr Hold
Absentee Owner
Property ID
US87-2287030
For Lease
1 / 2
Contact for pricing
450 Garrisonville Rd, Stafford, VA 22556
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Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2013
Construction
CONCRETE
Total area
42,528 SF
Lot
3.31 ac (144,066 SF)
Zoning code
B2- URBAN COMM
APN
20ZZ-A
UPID
US87-2287030
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
Current use
Occupant on record · Public records
-
Dr. Leedylyn H. Stadulis, MD Physician
-
Rappahannock Foot and Ankle Specialists Physician
-
Periodontist Stafford - Dr. KC Changi Dental Office
-
Dr. William Zimmerman Physician
-
Dr. Brian Lee, Board Certified Anesthesiologist Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$3.15M
Owner & transaction history
Blaze Realty LLC · 1 yrs held
Blaze Realty LLC
since 2025
7 recorded transactions
Zoning & alternative use
B2- URBAN COMM · Stafford, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.7M
+18.3%
Warehouse, storage
$3.4M
+8.4%
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 Stafford submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Stafford 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,150,000
Current use
RESTAURANT
$3,725,000
Change: +18% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,410,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$3.15M
Range $2.84M – $3.47M · ±10%
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
$74 / 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
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
For Lease
Year built
2013
Construction
CONCRETE
Heating
YES
Stories
2
Total area
42,528 SF
Lot
3.31 ac (144,066 SF)
Zoning code
B2- URBAN COMM
APN
20ZZ-A
UPID
US87-2287030
Jurisdiction
STAFFORD
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B2- URBAN COMM · Stafford, VAZoning B2- URBAN COMM · permitted uses
B2- URBAN COMM · Stafford, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$3.2M
RESTAURANT
Est. value
$3.7M
WAREHOUSE, STORAGE
Est. value
$3.4M
MEDICAL BUILDING Current
RESTAURANT
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
2013
Construction
CONCRETE
Heating
YES
Stories
2
Lot
3.31 ac
Current owner
From public records · entity-resolved
Blaze Realty LLC
Entity
Mailing address
900 PRINCESS ANNE ST, FREDERICKSBURG, VA 22401-5822
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 31, 2025
$1,188,306
Blaze Realty LLC
Garrisonville Holdings LLC
Deed
$1,010,060 · First Citizens Bank & Trust Co
Oct 13, 2023
$750,000
Jlj Vacations LLC
Garrisonville Holdings LLC
Special Warranty Deed
$801,000 · Townebank
Jul 20, 2021
$487,389
Us Management Stafford LLC
Garrisonville Holdings LLC
Special Warranty Deed
$484,249 · Truist Bank
Jul 20, 2021
—
Us Management Stafford LLC
—
Deed
related
$484,249 · Truist Bank
Dec 14, 2020
—
Cblh Props LLC
—
Deed
related
$840,400 · Atlantic Union Bk
Feb 16, 2017
$710,955
Us Management Stafford LLC
Garrisonville Holdings LLC
Grant Deed
$710,955 · Branch Bk&tr
Feb 6, 2017
—
Cblh Properties LLC
—
Deed
related
$954,066 · Branch Bk&tr
—
—
Cblh Props LLC
—
Deed Of Trust
related
$840,400 · Atlantic Union Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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