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Property profile & analytics
OFF-MARKET
Estimated value
$61,825,000
Office buildings
8260 Willow Oaks Corporate Dr Fairfax, VA 22031-4513
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US87-0797799
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
193,633 SF
Lot
4.2 ac (182,813 SF)
Zoning code
C-3(OFFICE)
APN
049-3-01-0138
UPID
US87-0797799
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
-
Sophia's Cafe Restaurant
-
Fairfax Radiological Consultants, P.L.L.C Medical Clinic
-
Fairfax Periodontal Group Dental Office
-
Fairfax Radiological Consultants, PLLC (Business office; no imaging studies) Medical Group Radiologist
-
Dr. Angela Kao, MD Pediatrician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$60.15M
Comparable Approach
Comparable
$61.89M
Blend (final)
Blend
$61.83M
Owner & transaction history
Scp II Willow Oaks I LLC
Scp II Willow Oaks I LLC
since 2025
Last sale
$70.0M
7 recorded transactions
Zoning & alternative use
C-3(OFFICE) · Fairfax, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$88.0M
+5.1%
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 Fairfax submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairfax 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%
$65,165,000
6.5%
$60,150,000
7%
$55,855,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$83,710,000
Current use
COMMERCIAL (GENERAL)
$87,950,000
Change: +5% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$71,390,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$61.83M
Range $55.64M – $68.01M · ±10% · vs last sale $70.00M (Jun 22 2025)
Last sale anchor
$70.00M
Jun 22 2025
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
$319 / 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
$425,000
Tax year 2024
Assessed value
$33,112,550
Assessed 2024
Previous assessed
$38,197,630
-13.3% YoY
Effective rate
1.28%
On assessed value
Assessed land
$5,615,360
Assessed improvement
$27,497,190
Land market value
$5,615,360
Improvement market value
$27,497,190
Total market value
$33,112,550
Applied tax rate
7.0000
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
8
Total area
193,633 SF
Lot
4.2 ac (182,813 SF)
Zoning code
C-3(OFFICE)
APN
049-3-01-0138
UPID
US87-0797799
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-3(OFFICE) · Fairfax, VA
Zoning C-3(OFFICE) · permitted uses
C-3(OFFICE) · Fairfax, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairfax. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$83.7M
COMMERCIAL (GENERAL)
Est. value
$88.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$71.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
8
Lot
4.2 ac
Current owner
From public records · entity-resolved
Scp II Willow Oaks I LLC
Entity
Mailing address
8280 WILLOW OAKS CORPORATE DRLL115, FAIRFAX, VA 22031-4518
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2025
$70,000,000
Scp II Willow Oaks I LLC
Bof II Va Willow Oaks LLC
Special Warranty Deed
$38,000,000 · First Citizens Bank & Trust Co
Dec 21, 2021
$43,000,000
Bof II Va Willow Oaks LLC
Kbsii Willow Oaks LLC
Special Warranty Deed
—
Mar 30, 2018
—
Kbsii Willow Oaks LLC
—
Grant Deed
related
$500,000,000 · Bank Of Nat'l Tr & Svgs
Mar 11, 2013
—
Kbsii Willow Oaks LLC
—
Deed Of Trust
related
$125,197,200 · Us Bank NA
Jul 26, 2010
—
Kbsii Willow Oaks LLC
—
Deed Of Trust
related
$65,000,000 · Us Bank NA
Aug 31, 2009
$112,173,598
Kbsii Willow Oaks LLC
Cognac Willow Oaks LLC
Grant Deed
—
May 29, 2007
—
Willow Oaks Of Fair Lakes H/os
Us Home Corp
Grant Deed
related
—
Jan 18, 2006
$125,576,456
Cognac Willow Oaks LLC
Prentiss Props Acquisition Ptrs
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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