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Property profile & analytics
OFF-MARKET
Estimated value
$11,195,000
High-rise multifamily apartments
809 Broad St Falls Church, VA 22046-3140
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3944039
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Year built
1963
Construction
STEEL FRAME
Total area
101,837 SF
Lot
2.87 ac (125,017 SF)
Zoning code
B-1/R-M SPLIT
APN
52-206-044
UPID
US87-3944039
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
-
Luzmila's bolivian restaurant Restaurant
-
Broadfalls Apartment Building Apartment Complex
-
Potomac Kitchen & Bath Hardware & Home Improvement Kitchen & Bath Showroom
-
MASSAGE ANGELTIPS 2 Alternative Medicine Practice Spa & Massage Center
-
EPT Painting Painting
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.71M
Blend (final)
Blend
$11.20M
Owner & transaction history
Nwdf Corp · 21 yrs held
Nwdf Corp
since 2005
2 recorded transactions
Zoning & alternative use
B-1/R-M SPLIT · Falls Church, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.4M
+30.0%
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 Falls Church submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Falls Church 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$13,390,000
Current use
COMMERCIAL (GENERAL)
$17,405,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$11.20M
Range $10.08M – $12.31M · ±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
$110 / 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
$239,463
Tax year 2023
Assessed value
$19,468,500
Assessed 2024
Previous assessed
$17,512,200
+11.2% YoY
Effective rate
1.23%
On assessed value
Assessed land
$6,874,900
Assessed improvement
$12,593,600
Land market value
$6,874,900
Improvement market value
$12,593,600
Total market value
$19,468,500
Applied tax rate
23.0000
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
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Year built
1963
Construction
STEEL FRAME
Heating
YES
Cooling
CENTRAL
Stories
6
Total area
101,837 SF
Lot
2.87 ac (125,017 SF)
Zoning code
B-1/R-M SPLIT
APN
52-206-044
UPID
US87-3944039
Jurisdiction
FALLS CHURCH CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
B-1/R-M SPLIT · Falls Church, VA
Zoning B-1/R-M SPLIT · permitted uses
B-1/R-M SPLIT · Falls Church, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Falls Church. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$13.4M
COMMERCIAL (GENERAL)
Est. value
$17.4M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1963
Construction
STEEL FRAME
Heating
YES
Cooling
Yes
Stories
6
Lot
2.87 ac
Current owner
From public records · entity-resolved
Nwdf Corp
Entity
Mailing address
7555 E HAMPDEN AVE STE #250, DENVER, CO 80231-4805
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
May 19, 2005
—
Nwdf Corp
Zager,florence
Grant Deed
$5,500,000 · Columbia National R E Finance
—
—
Nwdf Corp
—
Deed Of Trust
related
$7,000,000 · Branch Bk&tr
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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