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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Office buildings
5815 Seminary Rd Falls Church, VA 22041-3009
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-0662397
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1975
Construction
CONCRETE BLOCKS
Total area
5,547 SF
Lot
1.08 ac (46,865 SF)
Zoning code
C-8(HIGHWAY COMMERCIAL)
APN
061-2-21-0016
UPID
US87-0662397
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
-
BLACK ROSE LOUNGE Nightclub DJ & Entertainment
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.73M
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.39M
Owner & transaction history
PAYNE BROTHERS PROPERTIES LLC
PAYNE BROTHERS PROPERTIES LLC
Zoning & alternative use
C-8(HIGHWAY COMMERCIAL) · Falls Church, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.0M
+26.8%
Commercial (general)
$1.9M
+17.7%
Industrial (general)
$1.9M
+17.0%
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 Falls Church submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falls Church 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%
$1,865,000
6.5%
$1,725,000
7%
$1,600,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,615,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,045,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,900,000
Change: +18% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,885,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,850,000
Change: +15% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,630,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$251 / 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
$20,409
Tax year 2024
Assessed value
$1,566,940
Assessed 2024
Previous assessed
$1,190,190
+31.7% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,152,630
Assessed improvement
$414,310
Land market value
$1,152,630
Improvement market value
$414,310
Total market value
$1,566,940
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1975
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
YES
Stories
1
Rooms
3
Bathrooms
1
Total area
5,547 SF
Lot
1.08 ac (46,865 SF)
Zoning code
C-8(HIGHWAY COMMERCIAL)
APN
061-2-21-0016
UPID
US87-0662397
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-8(HIGHWAY COMMERCIAL) · Falls Church, VA
Zoning C-8(HIGHWAY COMMERCIAL) · permitted uses
C-8(HIGHWAY COMMERCIAL) · Falls Church, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falls Church. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.9M
WAREHOUSE, STORAGE
Est. value
$1.6M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1975
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
Yes
Stories
1
Rooms
3
Bathrooms
1
Lot
1.08 ac
Current owner
From public records · entity-resolved
PAYNE BROTHERS PROPERTIES LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3431 CARLIN SPGS RD STE C, FALLS CHURCH, VA 22041-2865
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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