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Property profile & analytics
OFF-MARKET
Estimated value
$8,520,000
Office buildings
85 Bragg St Alexandria, VA 22312-2797
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US87-0466603
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Total area
48,000 SF
Lot
1.15 ac (50,094 SF)
Zoning code
OCM(100) - OFFICE COMMERC
APN
50517200
UPID
US87-0466603
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
-
Esat Film Production Television Studio
-
Global Systems Engineering Corporate Office
-
hair loss treatment store Medical Clinic
-
Axon Physical Therapy Clinic, LLC Medical Clinic
-
Bragg Dental Care Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$10.55M
Comparable Approach
Comparable
$8.72M
Blend (final)
Blend
$8.52M
Owner & transaction history
Bragg Office LLC · 19 yrs held
Bragg Office LLC
since 2006
5 recorded transactions
Zoning & alternative use
OCM(100) - OFFICE COMMERC · Alexandria, 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 Alexandria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alexandria 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%
$11,425,000
6.5%
$10,545,000
7%
$9,795,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$10,580,000
Current use
Blend value · Realmo final
$8.52M
Range $7.67M – $9.37M · ±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
$178 / 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
$51,471
Tax year 2023
Assessed value
$4,637,000
Assessed 2023
Previous assessed
$4,637,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,393,448
Assessed improvement
$3,243,552
Land market value
$1,393,448
Improvement market value
$3,243,552
Total market value
$4,637,000
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
1985
Heating
HOT WATER
Cooling
AC.CHILLED WATER
Stories
6
Total area
48,000 SF
Lot
1.15 ac (50,094 SF)
Zoning code
OCM(100) - OFFICE COMMERC
APN
50517200
UPID
US87-0466603
Jurisdiction
ALEXANDRIA CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
OCM(100) - OFFICE COMMERC · Alexandria, VA
Zoning OCM(100) - OFFICE COMMERC · permitted uses
OCM(100) - OFFICE COMMERC · Alexandria, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alexandria. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$10.6M
OFFICE BUILDING 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
Year built
1985
Heating
HOT WATER
Cooling
Yes
Stories
6
Lot
1.15 ac
Current owner
From public records · entity-resolved
Bragg Office LLC
Entity
Mailing address
PO BOX 8864, RESTON, VA 20195-2764
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2019
—
Bragg Office LLC
—
Deed
related
$3,600,000 · Freedom Bk/va
Jul 23, 2009
—
Bragg Office LLC
—
Loan Modification
related
$2,405,412 · Fulton Bank
Oct 5, 2006
—
Bragg Office LLC
Luwis,brenda
Grant Deed
related
$1,750,000 · Resource Bank
—
—
Bragg Office LLC
—
Deed Of Trust
related
$3,600,000 · Freedom Bk/va
—
—
Bragg Office LLC
—
Deed Of Trust
related
$3,000,000 · United 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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