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Property profile & analytics
OFF-MARKET
Estimated value
$1,835,000
Life science properties
11501 Sunset Hls Rd Reston, VA 20190-4754
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0045180
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1972
Construction
STEEL FRAME
Total area
44,767 SF
Lot
1.36 ac (59,146 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
017-4-13-0001
UPID
US87-0045180
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
$1.36M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.31M
Blend (final)
Blend
$1.84M
Owner & transaction history
Musica LLC · 18 yrs held
Musica LLC
since 2007
2 recorded transactions
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · 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
by Request
ML approach
$1,360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.84M
Range $1.65M – $2.02M · ±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
$41 / 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
$59,277
Tax year 2024
Assessed value
$4,112,190
Assessed 2024
Previous assessed
$4,539,020
-9.4% YoY
Effective rate
1.44%
On assessed value
Assessed land
$1,419,330
Assessed improvement
$2,692,860
Land market value
$1,419,330
Improvement market value
$2,692,860
Total market value
$4,112,190
Applied tax rate
1.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
4
Bathrooms
2
Total area
44,767 SF
Lot
1.36 ac (59,146 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
017-4-13-0001
UPID
US87-0045180
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Reston, VA
Zoning I-4(INDUST MEDIUM INTENSI · permitted uses
I-4(INDUST MEDIUM INTENSI · 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
1972
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
4
Bathrooms
2
Lot
1.36 ac
Current owner
From public records · entity-resolved
Musica LLC
Entity
Mailing address
1768 BUSINESS CTR DR STE #340, RESTON, VA 20190-5349
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Aug 2, 2007
$5,500,000
Musica LLC
Bley Family
Grant Deed
$4,000,000 · Army & Air Force Mutual Aid As
—
—
Musica LLC
—
Loan Modification
related
$3,702,617 · American Armed Forces Mutual A
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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