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Property profile & analytics
OFF-MARKET
Estimated value
$19,920,000
Assisted living facilities
7120 Braddock Rd, Annandale, VA 22003-6007
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-3692900
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1949
Construction
TYPE NOT SPECIFIED
Total area
65,531 SF
Lot
4.37 ac (190,227 SF)
Zoning code
R-5(RESIDENTIAL 5 DU/AC)
APN
071-3-08-0010-A
UPID
US87-3692900
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
-
Petros Assefa Ayele Physician
-
Angela Trial Physician
-
August Healthcare at Leewood Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.92M
Owner & transaction history
Annandale Va Propco LLC · 5 yrs held
Annandale Va Propco LLC
since 2020
Last sale
$20.2M
7 recorded transactions
Zoning & alternative use
R-5(RESIDENTIAL 5 DU/AC) · Annandale, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.9M
+808.2%
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 Annandale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Annandale 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
$19,260,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,880,000
Change: +808% · Conversion: Difficult
Blend value · Realmo final
$19.92M
Range $17.93M – $21.91M · ±10% · vs last sale $20.25M (Dec 7 2020)
Last sale anchor
$20.25M
Dec 7 2020
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
$304 / 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
$198,824
Tax year 2024
Assessed value
$17,162,220
Assessed 2024
Previous assessed
$15,935,320
+7.7% YoY
Effective rate
1.16%
On assessed value
Assessed land
$5,934,000
Assessed improvement
$11,228,220
Land market value
$5,934,000
Improvement market value
$11,228,220
Total market value
$17,162,220
Applied tax rate
50,000.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1949
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
YES
Stories
1
Total area
65,531 SF
Lot
4.37 ac (190,227 SF)
Zoning code
R-5(RESIDENTIAL 5 DU/AC)
APN
071-3-08-0010-A
UPID
US87-3692900
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
R-5(RESIDENTIAL 5 DU/AC) · Annandale, VA
Zoning R-5(RESIDENTIAL 5 DU/AC) · permitted uses
R-5(RESIDENTIAL 5 DU/AC) · Annandale, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Annandale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$13.9M
OFFICE BUILDING
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
1949
Construction
TYPE NOT SPECIFIED
Heating
NONE
Cooling
Yes
Stories
1
Lot
4.37 ac
Current owner
From public records · entity-resolved
Annandale Va Propco LLC
Entity
Mailing address
440 SYLVAN AVE STE #240, ENGLEWD CLFS, NJ 07632-2700
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2025
—
Annandale Va Propco LLC
—
Deed
related
$65,500,000 · Locust Point Private Credit Fund III LP
Dec 7, 2020
$20,246,176
Annandale Va Propco LLC
7120 Braddock Road Prop Investment
Deed
$75,542,750 · Merchants Bank Of Indiana
Sep 18, 2019
—
7120 Braddock Road Prop Invs L
Eclipse Grace Braddock Road Ll
Quit Claim Deed
related
—
Sep 18, 2019
$16,800,000
7120 Braddock Road Prop Invs L
Eclipse Grace Braddock Road Ll
Trustees Deed
$24,633,000 · Fifth Third Bk
May 13, 2019
—
Eclipse Grace Braddock Road Ll
—
Deed
related
$65,000,000 · Wo Healthco-3 LLC
May 12, 2014
$16,545,000
Eclipse Grace Braddock Road Ll
Crown Braddock Road LLC
Grant Deed
—
Feb 8, 2011
$4,540,088
Crown Braddock Road LLC
Leewood Property Inv LLC
Deed Of Trust
related
$65,000,000 · General Electric Capital Corp
Nov 5, 2007
—
Leewood Property Invs LLC
Leewood Invs & Assocs LLC
Quit Claim Deed
related
—
Dec 29, 2006
—
Leewood Invs & Assocs LLC
—
Deed Of Trust
related
$8,200,000 · Red Mortgage Capital INC
—
—
Eclipse Grace Braddock Road Ll
—
Loan Modification
related
$65,000,000 · Wo Healthco-3 LLC
—
—
Leewood Property Invs LLC
—
Deed Of Trust
related
$8,200,000 · Red Mortgage Capital INC
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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