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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Assisted living facilities
8350 Mtn Larkspur Dr, Lorton, VA 22079-5733
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-2023498
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
82,323 SF
Lot
2.94 ac (128,076 SF)
Zoning code
PDH-12(RESIDENTIAL 12 DU)
APN
107-1-07-E
UPID
US87-2023498
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
-
Harmony at Spring Hill Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.45M
Owner & transaction history
Lorton Al Investors LLC · 10 yrs held
Lorton Al Investors LLC
since 2016
7 recorded transactions
Zoning & alternative use
PDH-12(RESIDENTIAL 12 DU) · Lorton, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Lorton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lorton 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
$1,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,920,000
Current use
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±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
$18 / 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
$128,847
Tax year 2024
Assessed value
$11,121,890
Assessed 2024
Previous assessed
$11,162,710
-0.4% YoY
Effective rate
1.16%
On assessed value
Assessed land
$4,022,000
Assessed improvement
$7,099,890
Land market value
$4,022,000
Improvement market value
$7,099,890
Total market value
$11,121,890
Applied tax rate
60,000.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Stories
3
Total area
82,323 SF
Lot
2.94 ac (128,076 SF)
Zoning code
PDH-12(RESIDENTIAL 12 DU)
APN
107-1-07-E
UPID
US87-2023498
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-12(RESIDENTIAL 12 DU) · Lorton, VA
Zoning PDH-12(RESIDENTIAL 12 DU) · permitted uses
PDH-12(RESIDENTIAL 12 DU) · Lorton, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lorton. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
Heating
NONE
Stories
3
Lot
2.94 ac
Current owner
From public records · entity-resolved
Lorton Al Investors LLC
Entity
Mailing address
4423 PHEASANT RDG RD STE #301, ROANOKE, VA 24014-5300
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 27, 2024
—
Lorton Al Investors LLC
—
Deed
related
$19,500,000 · Hometrust Bank
Aug 25, 2020
—
Lorton Al Investors LLC
—
Deed
related
$25,105,000 · Regions Bk
Dec 13, 2018
—
Lorton Al Investors LLC
—
Deed
related
$24,232,217 · M&t Bk
Jun 24, 2016
$1,650,000
Lorton Al Investors LLC
Spring Hill Seniors LLC
Special Warranty Deed
$14,353,000 · First Niagara Bank NA
Sep 26, 2012
—
Spring Hill Seniors LLC
—
Deed Of Trust
related
$7,500,000 · First Mariner Bank
Feb 27, 2009
—
Spring Hill Seniors LLC
—
Grant Deed
related
$7,500,000 · First Mariner Bank
—
—
Lorton Al Investors LLC
—
Deed Of Trust
related
$24,232,217 · M&t Bk
—
—
Spring Hill Seniors LLC
—
Loan Modification
related
$2,468,930 · First Mariner Bk
—
—
Lorton Al Investors LLC
—
Deed Of Trust
related
$25,105,000 · Regions Bk
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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