Entity Owned 
For Lease
1 / 6
$129-$25,744/Mo per office
8280 Willow Oaks Corporate Dr Unit 600,Unit 600, Fairfax, VA 22031
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
STEEL FRAME
Total area
213,600 SF
Lot
3.18 ac (138,646 SF)
Zoning code
C-3(OFFICE)
APN
049-3-01-0139
UPID
US87-0649258
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
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Law Firm
-
Law Firm
-
Law Firm
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$66.36M
Comparable Approach
Comparable
$60.30M
Blend (final)
Blend
$66.67M
Owner & transaction history
since 2025
Last sale
$70.0M
7 recorded transactions
Zoning & alternative use
C-3(OFFICE) · Fairfax, VA
Top alternative use upside
Commercial (general)
$97.0M
+5.1%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$66.67M
Value range
$60.00M – $73.33M
±10% around blend
Estimated value / SF
$312 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$60.00M
blend $66.67M
$73.33M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
213,600 SF
Lot area
3.18 ac
Year built
1988
Stories
8
APN
049-3-01-0139
Zoning
C-3(OFFICE)
Assessed value
$31,361,960
Annual tax
$402,531
3
Income approach: direct capitalization
Partial preview
Income approach indication
$66.36M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$71.88M
@ 6.5% CAP return
$66.36M
@ 7% CAP return
$61.62M
4
Sales comparison
Partial preview
Sales approach indication
$13.14M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.1 mi away · 153,941 SF
9.2 mi away · 239,241 SF
9.2 mi away · 239,241 SF
10.6 mi away · 195,480 SF
16.4 mi away · 151,935 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$66.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 55 sales
$432
-28%
Submarket 265 sales
$378
-17%
County 837 sales
$289
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $312/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+5%
vs current-use indication
Office Building · current use
Neighborhood: Shopping Center
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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.70%
9.0%
NOI (est.)
$4.90M *
Last sale · Jun 2025
$70.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$104.26M
Move the market yield to see immediate price impact.
Value / SF
$488
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
4.20%4.70%5.20%
$4.41M
$105.00M
$93.83M
$84.81M
$4.90M
$116.67M
$104.26M
$94.23M
$5.39M
$128.33M
$114.68M
$103.65M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$37.00M
3.2 mi · Sep 2025 · $183/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$402,531
Tax year 2024
Assessed value
$31,361,960
Assessed 2024
Previous assessed
$38,299,510
-18.1% YoY
Effective rate
1.28%
On assessed value
Assessed land
$5,614,400
Assessed improvement
$25,747,560
Land market value
$5,614,400
Improvement market value
$25,747,560
Total market value
$31,361,960
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1988
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
8
Total area
213,600 SF
Lot
3.18 ac (138,646 SF)
Zoning code
C-3(OFFICE)
APN
049-3-01-0139
UPID
US87-0649258
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-3(OFFICE) · Fairfax, VAZoning C-3(OFFICE) · permitted uses
C-3(OFFICE) · Fairfax, 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
1988
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
8
Lot
3.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-3(OFFICE)
Jurisdiction
Fairfax, VA
Recorded code
C-3(OFFICE)
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-3(OFFICE) in Fairfax, VA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
