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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Assisted living facilities
11501 Sunrise Vly Dr Reston, VA 20191-1505
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US87-1074629
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
CONCRETE BLOCKS
Total area
59,343 SF
Lot
1.79 ac (77,922 SF)
Zoning code
PRC(COMMUNITY FACILITIES)
APN
017-4-17-0001-C
UPID
US87-1074629
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
$1.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.07M
Blend (final)
Blend
$1.89M
Owner & transaction history
Kensington Reston Owner LLC · 7 yrs held
Kensington Reston Owner LLC
since 2019
4 recorded transactions
Zoning & alternative use
PRC(COMMUNITY FACILITIES) · Reston, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$2.9M
+112.4%
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
by Request
ML approach
$1,695,000
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)
$1,385,000
Current use
RETAIL STORES
$2,940,000
Change: +112% · Conversion: Difficult
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±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
$32 / 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
$180,497
Tax year 2024
Assessed value
$14,972,800
Assessed 2024
Previous assessed
$13,369,850
+12.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,042,500
Assessed improvement
$10,930,300
Land market value
$4,042,500
Improvement market value
$10,930,300
Total market value
$14,972,800
Applied tax rate
10,500.0000
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
Year built
1978
Construction
CONCRETE BLOCKS
Heating
HEAT PUMP
Cooling
YES
Stories
3
Rooms
5
Bathrooms
2
Total area
59,343 SF
Lot
1.79 ac (77,922 SF)
Zoning code
PRC(COMMUNITY FACILITIES)
APN
017-4-17-0001-C
UPID
US87-1074629
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PRC(COMMUNITY FACILITIES) · Reston, VA
Zoning PRC(COMMUNITY FACILITIES) · permitted uses
PRC(COMMUNITY FACILITIES) · 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.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.4M
RETAIL STORES
Est. value
$2.9M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
RETAIL STORES
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
1978
Construction
CONCRETE BLOCKS
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Rooms
5
Bathrooms
2
Lot
1.79 ac
Current owner
From public records · entity-resolved
Kensington Reston Owner LLC
Entity
Mailing address
11921 FREEDOM DR STE #950, RESTON, VA 20190-5637
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2022
—
Kensington Reston Owner LLC
—
Deed
related
$45,000,000 · Pgim Real Estate Us Core Debit Fund Reit
Apr 24, 2019
$4,375,000
Kensington Reston Owner LLC
Y & L Ents LLC
Trustees Deed
$35,200,143 · Manufacturers & Traders Tr
Jun 12, 2007
—
Y & L Ents LLC
—
Deed Of Trust
related
$2,000,000 · Branch Banking & Trust Co
—
—
Y & L Ents LLC
—
Deed Of Trust
related
$3,000,000 · Branch Bk&tr
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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