Individually Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
CONCRETE
Total area
68,300 SF
Lot
2.98 ac (130,005 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
017-3-08-3A-0003-C
UPID
US87-0243692
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.22M
Comparable Approach
Comparable
$18.06M
Blend (final)
Blend
$17.98M
Owner & transaction history
since 2023
Last sale
$18.5M
7 recorded transactions
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Reston, VA
Top alternative use upside
Neighborhood: shopping center
$25.2M
+44.7%
Industrial (general)
$23.2M
+33.5%
Auto repair, garage
$22.8M
+31.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.98M
Value range
$16.18M – $19.77M
±10% around blend
Estimated value / SF
$263 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$16.18M
blend $17.98M
$19.77M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
68,300 SF
Lot area
2.98 ac
Year built
1985
Stories
2
APN
017-3-08-3A-0003-C
Zoning
I-4(INDUST MEDIUM INTENSI
Assessed value
$17,111,670
Annual tax
$258,643
3
Income approach: direct capitalization
Partial preview
Income approach indication
$21.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$22.99M
@ 6.5% CAP return
$21.22M
@ 7% CAP return
$19.70M
4
Sales comparison
Partial preview
Sales approach indication
$17.13M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.5 mi away · 80,256 SF
17.3 mi away · 68,405 SF
17.4 mi away · 82,728 SF
18.3 mi away · 64,580 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.98M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 35 sales
$255
+3%
Submarket 170 sales
$290
-9%
County 837 sales
$289
-9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $263/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+45%
vs current-use indication
Industrial (general)
Auto Repair, Garage
Warehouse, Storage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
7.70%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.70%
9.0%
NOI (est.)
$1.30M *
Last sale · Sep 2023
$18.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$16.82M
Move the market yield to see immediate price impact.
Value / SF
$246
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.20%7.70%8.20%
$1.17M
$16.19M
$15.14M
$14.21M
$1.30M
$17.99M
$16.82M
$15.79M
$1.42M
$19.78M
$18.50M
$17.37M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$21.50M
2.0 mi · Jan 2026 · $267/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$258,643
Tax year 2024
Assessed value
$17,111,670
Assessed 2024
Previous assessed
$14,635,010
+16.9% YoY
Effective rate
1.51%
On assessed value
Assessed land
$2,595,400
Assessed improvement
$14,516,270
Land market value
$2,595,400
Improvement market value
$14,516,270
Total market value
$17,111,670
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1985
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
YES
Stories
2
Total area
68,300 SF
Lot
2.98 ac (130,005 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
017-3-08-3A-0003-C
UPID
US87-0243692
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Reston, VAZoning I-4(INDUST MEDIUM INTENSI · permitted uses
I-4(INDUST MEDIUM INTENSI · Reston, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Lot
2.98 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
I-4(INDUST MEDIUM INTENSI
Jurisdiction
Reston, VA
Recorded code
I-4(INDUST MEDIUM INTENSI
Ownership Intelligence
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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