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Property profile & analytics
OFF-MARKET
Estimated value
$3,068,545,000
Garden apartment buildings
6406 Paddington Ct Centreville, VA 20121-5905
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1852045
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1994
Construction
FRAME
Total area
268,830 SF
Lot
8.82 ac (384,034 SF)
Zoning code
PDH-8(RESIDENTIAL 8 DU/AC
APN
064-2-01-0005-B
UPID
US87-1852045
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
-
Lee Overlook Apartments Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.07B
Owner & transaction history
Lee Overlook Redo LLC · 4 yrs held
Lee Overlook Redo LLC
since 2021
1 recorded transaction
Zoning & alternative use
PDH-8(RESIDENTIAL 8 DU/AC · Centreville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$11,414 / 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
$442,234
Tax year 2024
Assessed value
$38,172,960
Assessed 2024
Previous assessed
$37,397,500
+2.1% YoY
Effective rate
1.16%
On assessed value
Assessed land
$7,448,000
Assessed improvement
$30,724,960
Land market value
$7,448,000
Improvement market value
$30,724,960
Total market value
$38,172,960
Applied tax rate
90,200.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1994
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
4
Total area
268,830 SF
Lot
8.82 ac (384,034 SF)
Zoning code
PDH-8(RESIDENTIAL 8 DU/AC
APN
064-2-01-0005-B
UPID
US87-1852045
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-8(RESIDENTIAL 8 DU/AC · Centreville, VAZoning PDH-8(RESIDENTIAL 8 DU/AC · permitted uses
PDH-8(RESIDENTIAL 8 DU/AC · Centreville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1994
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
4
Lot
8.82 ac
Current owner
From public records · entity-resolved
Lee Overlook Redo LLC
Entity
Mailing address
167 W LNDG LANDING, WILLIAMSBURG, VA 23185-8255
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2021
$39,000,000
Lee Overlook Redo LLC
Lee Overlook Associates LP
Deed
related
$39,000,000 · Virginia Housing Development Author
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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