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Property profile & analytics
OFF-MARKET
Estimated value
$110,630,000
Community centers
7900 Stonewall Shops Sq Gainesville, VA 20155
Individually Owned
2-yr Hold
Free & Clear
Property ID
US87-1185807
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2008
Total area
333,737 SF
Lot
37.06 ac (1,614,377 SF)
Zoning code
RES PLANNED CMNTY
APN
7296-49-9598
UPID
US87-1185807
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
$105.55M
Comparable Approach
Comparable
$135.58M
Blend (final)
Blend
$110.63M
Owner & transaction history
Virginia Alcoholic Beverage Control · 2 yrs held
Virginia Alcoholic Beverage Control
since 2024
2 recorded transactions
Zoning & alternative use
RES PLANNED CMNTY · Gainesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$176.3M
+14.9%
Medical building
$173.2M
+12.9%
Office building
$165.9M
+8.2%
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 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%
$114,350,000
6.5%
$105,550,000
7%
$98,015,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$153,400,000
Current use
COMMERCIAL (GENERAL)
$176,275,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$173,225,000
Change: +13% · Conversion: Difficult
OFFICE BUILDING
$165,905,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$110.63M
Range $99.57M – $121.69M · ±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
$331 / 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
$746,057
Tax year 2023
Assessed value
$71,701,800
Assessed 2023
Previous assessed
$71,701,800
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$12,785,700
Assessed improvement
$58,916,100
Land market value
$12,785,700
Improvement market value
$58,916,100
Total market value
$71,701,800
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2008
Heating
NONE
Stories
1
Total area
333,737 SF
Lot
37.06 ac (1,614,377 SF)
Zoning code
RES PLANNED CMNTY
APN
7296-49-9598
UPID
US87-1185807
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES PLANNED CMNTY · Gainesville, VAZoning RES PLANNED CMNTY · permitted uses
RES PLANNED CMNTY · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$153.4M
COMMERCIAL (GENERAL)
Est. value
$176.3M
MEDICAL BUILDING
Est. value
$173.2M
OFFICE BUILDING
Est. value
$165.9M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2008
Heating
NONE
Stories
1
Lot
37.06 ac
Current owner
From public records · entity-resolved
Virginia Alcoholic Beverage Control
Individual
Free & Clear · 2 yrs held
Mailing address
PO BOX 3250, MECHANICSVILLE, VA 23116-0030
Ownership since
2024
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 29, 2024
—
Virginia Alcoholic Beverage Control
Tpc Stonewall Investors I Lc
Lease
—
Jan 30, 2020
$82,625,000
Tpc Stonewall Investors I LLC
Stonewall Regency LLC
Grant Deed
related
—
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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