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Property profile & analytics
OFF-MARKET
Estimated value
$18,240,000
Strip malls
7450 Limestone Dr Gainesville, VA 20155
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US87-0590971
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Total area
62,470 SF
Lot
10.01 ac (436,210 SF)
Zoning code
MIXED
APN
7397-93-1744
UPID
US87-0590971
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
by Request
CAP Approach
CAP
$19.76M
Comparable Approach
Comparable
$20.94M
Blend (final)
Blend
$18.24M
Owner & transaction history
Vgcc Lc · 12 yrs held
Vgcc Lc
since 2013
6 recorded transactions
Zoning & alternative use
MIXED · Gainesville, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$21,405,000
6.5%
$19,760,000
7%
$18,345,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$28,715,000
Current use
Blend value · Realmo final
$18.24M
Range $16.42M – $20.06M · ±10%
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
$292 / 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
$110,150
Tax year 2024
Assessed value
$11,075,900
Assessed 2024
Previous assessed
$11,981,600
-7.6% YoY
Effective rate
0.99%
On assessed value
Assessed land
$3,387,900
Assessed improvement
$7,688,000
Land market value
$3,387,900
Improvement market value
$7,688,000
Total market value
$11,075,900
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Heating
NONE
Stories
1
Total area
62,470 SF
Lot
10.01 ac (436,210 SF)
Zoning code
MIXED
APN
7397-93-1744
UPID
US87-0590971
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MIXED · Gainesville, VA
Zoning MIXED · permitted uses
MIXED · Gainesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Gainesville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$28.7M
NEIGHBORHOOD: SHOPPING CENTER Current
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
10.01 ac
Current owner
From public records · entity-resolved
Vgcc Lc
Individual
Mailing address
12500 FAIR LKS CIR STE #400, FAIRFAX, VA 22033-3804
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2013
$10,710,000
Vgcc Lc
Bacm 2007 4 Limestone Retail
Special Warranty Deed
$7,500,000 · Starwood Mortgage Capital
Aug 15, 2012
$7,787,220
2007-4 Limestone Retail L Bacm
Casterline William H JR
Trustees Deed
related
—
Jun 13, 2006
$5,300,000
Virginia Gateway Commerce Ctr Lc
Feeley Family
Grant Deed
related
—
Jun 13, 2006
$2,271,428
Virginia Gateway Commerce Ctr Lc
Virginia Gateway Associates
Grant Deed
related
—
Aug 19, 2005
$5,295,000
Feeley Family LP
Virginia Gateway Assocs
Grant Deed
related
—
Dec 16, 2004
—
Virginia Gateway Associates LP
—
Deed Of Trust
related
$7,843,000 · Cardinal Bank
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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