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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Office Spaces
7240 Heritage Vlg Plz Ste 102 Gainesville, VA 20155-3056
Entity Owned
6-yr Hold
Free & Clear
Property ID
US87-1257458
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2005
Total area
914 SF
Lot
0.02 ac (923 SF)
Zoning code
PLANNED BUS DIST
APN
7397-86-3690.02
UPID
US87-1257458
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$469k
Blend (final)
Blend
$610k
Owner & transaction history
Fam5 LLC · 6 yrs held
Fam5 LLC
since 2020
Last sale
$711,270
2 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Gainesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$565,000
+24.7%
Commercial (general)
$485,000
+6.3%
Medical building
$475,000
+4.4%
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 Gainesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Gainesville 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
$600,000
ML approach
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$455,000
Current use
AUTO REPAIR, GARAGE
$565,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$485,000
Change: +6% · Conversion: Easy
MEDICAL BUILDING
$475,000
Change: +4% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$420,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $711k (Jan 16 2020)
Last sale anchor
$711k
Jan 16 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
$667 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$2,616
Tax year 2023
Assessed value
$251,400
Assessed 2023
Previous assessed
$246,800
+1.9% YoY
Effective rate
1.04%
On assessed value
Assessed land
$36,500
Assessed improvement
$214,900
Land market value
$36,500
Improvement market value
$214,900
Total market value
$251,400
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
914 SF
Lot
0.02 ac (923 SF)
Zoning code
PLANNED BUS DIST
APN
7397-86-3690.02
UPID
US87-1257458
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED BUS DIST · Gainesville, VAZoning PLANNED BUS DIST · permitted uses
PLANNED BUS DIST · Gainesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$455,000
AUTO REPAIR, GARAGE
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$485,000
MEDICAL BUILDING
Est. value
$475,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$420,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Heating
NONE
Stories
1
Lot
0.02 ac
Current owner
From public records · entity-resolved
Fam5 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
2510 MOON DR, FALLS CHURCH, VA 22043-3235
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2020
—
Fam5 LLC
Joseph M Arzadon
Grant Deed
related
—
Nov 22, 2005
$711,270
Joseph M Arzadon
Heritage Hunt Office Condo LLC
Grant Deed
—
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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