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Property profile & analytics
OFF-MARKET
Estimated value
$2,635,000
Retail space
4950 Brenman Park Drrs Alexandria, VA 22304-8206
Individually Owned
21-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0814673
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2000
Total area
5,208 SF
Zoning code
CDD#9 - COORDINATED DEVEL
APN
50699120
UPID
US87-0814673
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
$2.68M
Comparable Approach
Comparable
$3.42M
Blend (final)
Blend
$2.64M
Owner & transaction history
Patricia A Bettis · 21 yrs held
Patricia A Bettis
since 2005
3 recorded transactions
Zoning & alternative use
CDD#9 - COORDINATED DEVEL · Alexandria, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.0M
+47.9%
Commercial (general)
$2.9M
+7.8%
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 Alexandria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alexandria 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%
$2,905,000
6.5%
$2,680,000
7%
$2,490,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,715,000
Current use
RESTAURANT
$4,015,000
Change: +48% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,930,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$2.64M
Range $2.37M – $2.90M · ±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
$506 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$23,178
Tax year 2024
Assessed value
$2,042,136
Assessed 2024
Previous assessed
$2,042,136
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$815,676
Assessed improvement
$1,226,460
Land market value
$815,676
Improvement market value
$1,226,460
Total market value
$2,042,136
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2000
Heating
OTHER
Cooling
OTHER
Stories
1
Total area
5,208 SF
Zoning code
CDD#9 - COORDINATED DEVEL
APN
50699120
UPID
US87-0814673
Jurisdiction
ALEXANDRIA CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CDD#9 - COORDINATED DEVEL · Alexandria, VA
Zoning CDD#9 - COORDINATED DEVEL · permitted uses
CDD#9 - COORDINATED DEVEL · Alexandria, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alexandria. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.7M
RESTAURANT
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RETAIL STORES Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2000
Heating
OTHER
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
Patricia A Bettis
Individual
Free & Clear · 21 yrs held
Mailing address
1010 PENDLETON ST, ALEXANDRIA, VA 22314-1837
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2005
—
Patricia A Bettis
Bettis,patricia A
Quit Claim Deed
related
—
Feb 16, 2005
$582,830
Main Street Retail Lc
Rocky Gorge At Main Street Lc
Grant Deed
related
—
—
—
Ghasem Afshinpour
—
Deed Of Trust
related
$63,800 · Wachovia Bank NA
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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