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Property profile & analytics
OFF-MARKET
Estimated value
$72,550,000
Garden apartment buildings
11500 Olde Tiverton Cir, Reston, VA 20194-1914
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1187339
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1990
Construction
FRAME
Total area
234,679 SF
Lot
14.33 ac (624,171 SF)
Zoning code
PRC(RESIDENTIAL DEVELOPME
APN
011-4-01-0012
UPID
US87-1187339
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$72.55M
CAP Approach
CAP
$54.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$72.55M
Owner & transaction history
Olde Tiverton Circle Owner LLC · 2 yrs held
Olde Tiverton Circle Owner LLC
since 2024
Last sale
$72.6M
2 recorded transactions
Zoning & alternative use
PRC(RESIDENTIAL DEVELOPME · Reston, 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 Reston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reston 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
$72,550,000
ML approach
$72,550,000
CAP Approach
CAP Return
Estimation
6%
$58,550,000
6.5%
$54,045,000
7%
$50,185,000
Blend value · Realmo final
$72.55M
Range $65.30M – $79.81M · ±10% · vs last sale $72.55M (Jan 8 2024)
Last sale anchor
$72.55M
Jan 8 2024
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
$309 / 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
$743,600
Tax year 2024
Assessed value
$61,683,920
Assessed 2024
Previous assessed
$60,450,930
+2.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$12,000,000
Assessed improvement
$49,683,920
Land market value
$12,000,000
Improvement market value
$49,683,920
Total market value
$61,683,920
Applied tax rate
10,500.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
3
Total area
234,679 SF
Lot
14.33 ac (624,171 SF)
Zoning code
PRC(RESIDENTIAL DEVELOPME
APN
011-4-01-0012
UPID
US87-1187339
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PRC(RESIDENTIAL DEVELOPME · Reston, VA
Zoning PRC(RESIDENTIAL DEVELOPME · permitted uses
PRC(RESIDENTIAL DEVELOPME · Reston, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reston. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Lot
14.33 ac
Current owner
From public records · entity-resolved
Olde Tiverton Circle Owner LLC
Entity
Mailing address
341 NEWBURY ST #5, BOSTON, MA 02115-2710
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 8, 2024
$72,550,436
Olde Tiverton Circle Owner LLC
St Johns Wood Holdco LLC
Special Warranty Deed
$47,157,000 · M&t Realty Capital Corporation
Oct 31, 2018
—
St Johns Wood Holdco LLC
St Johns Wood Realty Hldgs Co
Quit Claim Deed
related
—
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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