6869 Springfield Blvd Springfield, VA 22150-2703
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$775k
Range $698k – $853k (±10%)
Implied cap rate
8.40%
In-place · NOI ÷ last sale
Property ID
US87-0733255
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1968
Construction
CONCRETE BLOCKS
Total area
3,240 SF
Lot
0.17 ac (7,302 SF)
Zoning code
C-5(NEIGHBORHOOD RETAIL)
APN
080-4-01-0025
UPID
US87-0733255
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Film Production Television Studio
-
Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Tech Support Center IT Consulting Firm
-
Photo Restoration Service Photo Shop
-
Computer & Electronic Repair (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$755k
CAP Approach
CAP
$1.01M
Comparable Approach
Comparable
$597k
Blend (final)
Blend
$775k
Owner & transaction history
since 2021
Last sale
$765,000
2 recorded transactions
Zoning & alternative use
C-5(NEIGHBORHOOD RETAIL) · Springfield, VA
Top alternative use upside
Neighborhood: shopping center
$1.2M
+50.3%
Auto repair, garage
$1.1M
+36.1%
Warehouse, storage
$855,000
+7.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$775k
Value range
$698k – $853k
±10% around blend
Estimated value / SF
$239 / SF
Confidence
High
13 county-verified comps
Property data
88
Market benchmarks
67
Comparable evidence
100
$698k
blend $775k
$853k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,240 SF
Lot area
0.17 ac
Year built
1968
Stories
2
APN
080-4-01-0025
Assessed value
$362,970
Annual tax
$4,659
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.01M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.09M
@ 6.5% CAP return
$1.01M
@ 7% CAP return
$935k
4
Sales comparison
Partial preview
Sales approach indication
$1.17M
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.0 mi away · 3,695 SF
11.0 mi away · 2,613 SF
11.0 mi away · 3,219 SF
15.7 mi away · 2,626 SF
17.0 mi away · 3,900 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$775k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 94 sales
$245
-3%
County 837 sales
$289
-17%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $239/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+50%
vs current-use indication
Auto Repair, Garage
Warehouse, Storage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
8.40%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.40%
9.0%
NOI (est.)
$54k *
Last sale · Mar 2021
$765k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$638k
Move the market yield to see immediate price impact.
Value / SF
$197
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.90%8.40%8.90%
$48k
$610k
$574k
$542k
$54k
$678k
$638k
$602k
$59k
$746k
$701k
$662k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$435k
4.5 mi · Dec 2025 · $165/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,659
Tax year 2024
Assessed value
$362,970
Assessed 2024
Previous assessed
$398,760
-9.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$277,480
Assessed improvement
$85,490
Land market value
$277,480
Improvement market value
$85,490
Total market value
$362,970
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1968
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
YES
Stories
2
Bathrooms
1
Total area
3,240 SF
Lot
0.17 ac (7,302 SF)
Zoning code
C-5(NEIGHBORHOOD RETAIL)
APN
080-4-01-0025
UPID
US87-0733255
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-5(NEIGHBORHOOD RETAIL) · Springfield, VAZoning C-5(NEIGHBORHOOD RETAIL) · permitted uses
C-5(NEIGHBORHOOD RETAIL) · Springfield, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1968
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
Yes
Stories
2
Bathrooms
1
Lot
0.17 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-5(NEIGHBORHOOD RETAIL)
Jurisdiction
Springfield, VA
Recorded code
C-5(NEIGHBORHOOD RETAIL)
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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