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Property profile & analytics
OFF-MARKET
Estimated value
$6,540,000
Office buildings
6101 Redwood Sq Ctr Centreville, VA 20121-4265
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0762598
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
33,660 SF
Lot
1.89 ac (82,374 SF)
Zoning code
C-2(LIMITED OFFICE)
APN
065-2-01-0014-C
UPID
US87-0762598
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
-
Cheron Orthodontics Dental Office
-
Michael A Spicer Insrnc Agency Insurance Agency
-
Erie Insurance Group Insurance Agency
-
Dr. Shruthi Edunuri M.D. Pediatrician Physician
-
Dr. Asma Islam M.D. Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.36M
Blend (final)
Blend
$6.54M
Owner & transaction history
Redwood Investment Group LLC · 4 yrs held
Redwood Investment Group LLC
since 2022
Last sale
$5.9M
4 recorded transactions
Zoning & alternative use
C-2(LIMITED OFFICE) · Centreville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$9.9M
+9.0%
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 Centreville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Centreville 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
$6,200,000
ML approach
$6,695,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,065,000
Current use
WAREHOUSE, STORAGE
$9,875,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$6.54M
Range $5.89M – $7.19M · ±10% · vs last sale $5.90M (Jan 19 2022)
Last sale anchor
$5.90M
Jan 19 2022
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
$194 / 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
$58,568
Tax year 2024
Assessed value
$4,563,140
Assessed 2024
Previous assessed
$5,292,220
-13.8% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,224,100
Assessed improvement
$2,339,040
Land market value
$2,224,100
Improvement market value
$2,339,040
Total market value
$4,563,140
Applied tax rate
9.0000
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
Heating
NONE
Stories
3
Total area
33,660 SF
Lot
1.89 ac (82,374 SF)
Zoning code
C-2(LIMITED OFFICE)
APN
065-2-01-0014-C
UPID
US87-0762598
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-2(LIMITED OFFICE) · Centreville, VA
Zoning C-2(LIMITED OFFICE) · permitted uses
C-2(LIMITED OFFICE) · Centreville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Centreville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$9.1M
WAREHOUSE, STORAGE
Est. value
$9.9M
OFFICE BUILDING Current
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
Heating
NONE
Stories
3
Lot
1.89 ac
Current owner
From public records · entity-resolved
Redwood Investment Group LLC
Entity
Mailing address
13522 OAK IVY LN, FAIRFAX, VA 22033-1230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 19, 2022
$5,900,000
Redwood Investment Group LLC
Mme4 LLC
Special Warranty Deed
$4,720,000 · Mainstreet Bank
Aug 27, 2018
$5,825,000
Mme4 LLC
Centreville Land Holdings LLC
Grant Deed
$4,660,000 · First Citizens Bk
Apr 6, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
—
—
Centreville Land Holdings LLC
—
Deed Of Trust
related
$4,950,000 · 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.
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