8000 Gainsford Ct Bristow, VA 20136-1132
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$10.75M
Range $9.67M – $11.82M (±10%)
Property ID
US87-1634933
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2001
Total area
34,340 SF
Lot
8.23 ac (358,325 SF)
Zoning code
PLANNED MIXED DIST
APN
7496-79-1270
UPID
US87-1634933
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
-
Telecommunications Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.14M
Comparable Approach
Comparable
$14.08M
Blend (final)
Blend
$10.75M
Owner & transaction history
since 2013
2 recorded transactions
Zoning & alternative use
PLANNED MIXED DIST · Bristow, VA
Top alternative use upside
Medical building
$17.8M
+74.5%
Neighborhood: shopping center
$15.8M
+54.5%
Office building
$14.1M
+37.7%
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.
5 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.75M
Value range
$9.67M – $11.82M
±10% around blend
Estimated value / SF
$313 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$9.67M
blend $10.75M
$11.82M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
34,340 SF
Lot area
8.23 ac
Year built
2001
Stories
1
APN
7496-79-1270
Assessed value
$17,353,800
Annual tax
$173,625
3
Income approach: direct capitalization
Partial preview
Income approach indication
$10.14M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$10.98M
@ 6.5% CAP return
$10.14M
@ 7% CAP return
$9.42M
4
Sales comparison
Partial preview
Sales approach indication
$14.08M
Range $5.47M – $14.08M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.75M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 60 sales
$297
+5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $313/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+75%
vs current-use indication
Neighborhood: Shopping Center
Office Building
Retail Stores · current use
Industrial (general)
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$17.35M
Move the market yield to see immediate price impact.
Value / SF
$505
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
5.00%7.00%9.00%
$1.09M
$21.87M
$15.62M
$12.15M
$1.21M
$24.30M
$17.35M
$13.50M
$1.34M
$26.72M
$19.09M
$14.85M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$173,625
Tax year 2024
Assessed value
$17,353,800
Assessed 2024
Previous assessed
$17,353,800
+0.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$9,795,000
Assessed improvement
$7,558,800
Land market value
$9,795,000
Improvement market value
$7,558,800
Total market value
$17,353,800
Applied tax rate
5.0000
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2001
Heating
NONE
Stories
1
Total area
34,340 SF
Lot
8.23 ac (358,325 SF)
Zoning code
PLANNED MIXED DIST
APN
7496-79-1270
UPID
US87-1634933
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED MIXED DIST · Bristow, VAZoning PLANNED MIXED DIST · permitted uses
PLANNED MIXED DIST · Bristow, 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
2001
Heating
NONE
Stories
1
Lot
8.23 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PLANNED MIXED DIST
Jurisdiction
Bristow, VA
Recorded code
PLANNED MIXED DIST
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
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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