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    Renovated Office Space Near Airport Title is generated by Realmo AI

    13861 Sunrise Valley Drive, Herndon, VA 20171

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    For Lease
    $36 SF/Yr $55,179/Mo (calc)

    Class A office space with extensive renovations and prime location.

    Type:office.office_building
    Property size:
    18,393 SF
    Added:
    Mar 7, 2026
    Days on Market:
    91
    Last Refresh:
    Mar 7 at 7:02 pm

    Property Features for 13861 Sunrise Valley Drive

    General Information

    Standard status
    Active
    Size
    18,393 SF
    Property subtype
    office.office_building

    Building Details

    Year Built
    1999

    We can help!

    Listing Contact
    Michael Shuler
    Michael Shuler

    Listing agent Michael Shuler

    Listing office Avison Young - US - DC - Washington DC

    Listing date Mar 7, 2026

    Source Avisonyoung

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Avison Young - US - DC - Washington DC

    HighLights

    • Unparalleled $10 million renovation.
    • Prime Dulles Corridor location less than one mile to Dulles International Airport.
    • Above market parking ratio of 3.7 per 1,000 SF.
    • Enjoy the athletic facility including tennis and basketball courts.
    • Significantly greater cooling capacity for technology uses.
    • Shuttle bus to future Metro Station (Silver Line).

    Overview

    This office space has undergone a $10 million renovation. The exterior design features precast and glass. Class A finishes are present throughout the main lobbies and interiors. The property includes a landscaped park and an athletic facility with tennis and basketball courts. The parking ratio is 3.7 per 1,000 SF. Clear ceiling heights reach 10 feet, with column spacing of 42’ x 30’. The location is fiber-rich, with multiple providers. Cooling capacity is significantly greater for technology uses. The property is located in the Dulles Corridor, less than one mile from Dulles International Airport and proximate to hotels, restaurants, retail, and residential areas. A shuttle bus provides access to a future Metro Station (Silver Line). The property offers 18,393 square feet of space.
    Location Intelligence

    Current Use by Public Records

    Acuity Systems LLC (Bike/Boat/Book/etc) Store Web.com Advertising Agency ST Engineering iDirect Corporate Office ATCS P.L.C. Engineering Consultant New Oasis International ... High School

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Herndon
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4223153
    Latitude
    38.9510181

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    FAQs

    What type of property is this?
    Office building - Class A office space with extensive renovations and prime location.
    Where is this office building located?
    The property is located at 13861 Sunrise Valley Drive Herndon, VA.
    What is the lease rate?
    The lease rate is $36 SF/Yr.
    What are key features of this property?
    This property features: Unparalleled $10 million renovation.; Prime Dulles Corridor location less than one mile to Dulles International Airport.; Above market parking ratio of 3.7 per 1,000 SF.
    (703) 760-9052
    We can help!
    Listing Contact
    Michael Shuler
    Michael Shuler
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    13861 Sunrise Valley Drive, Herndon, Virginia 20171
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