New search
Property profile & analytics
OFF-MARKET
Estimated value
$18,260,000
Office buildings
12180 Sunrise Vly Dr, Reston, VA 20191-3407
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0243692
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.22M
Comparable Approach
Comparable
$18.06M
Blend (final)
Blend
$18.26M
Owner & transaction history
Reva Reston Metro Dst · 2 yrs held
Reva Reston Metro Dst
since 2023
Last sale
$18.5M
7 recorded transactions
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Reston, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$25.2M
+44.7%
Industrial (general)
$23.2M
+33.5%
Auto repair, garage
$22.8M
+31.0%
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
$17,975,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,985,000
6.5%
$21,215,000
7%
$19,700,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$17,400,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$25,180,000
Change: +45% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$23,230,000
Change: +34% · Conversion: Difficult
AUTO REPAIR, GARAGE
$22,805,000
Change: +31% · Conversion: Difficult
WAREHOUSE, STORAGE
$20,040,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$18.26M
Range $16.43M – $20.09M · ±10% · vs last sale $18.50M (Sep 29 2023)
Last sale anchor
$18.50M
Sep 29 2023
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
$267 / 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
$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
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
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, 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$17.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$25.2M
INDUSTRIAL (GENERAL)
Est. value
$23.2M
AUTO REPAIR, GARAGE
Est. value
$22.8M
WAREHOUSE, STORAGE
Est. value
$20.0M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1985
Construction
CONCRETE
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Lot
2.98 ac
Current owner
From public records · entity-resolved
Reva Reston Metro Dst
Individual
Mailing address
5806 GRV AVE #259, RICHMOND, VA 23226-2630
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2023
$18,500,000
Reva Reston Metro Dst
Cto Realty Growth INC
Special Warranty Deed
$12,203,750 · Langley FCU
Sep 25, 2023
—
Cto Realty Growth INC
Indigo Group Ltd
Warranty Deed
—
Jul 16, 2019
$18,600,000
Consolidated-tomoka Land Co
Tpg Reflections II LLC
Grant Deed
—
Jul 5, 2018
—
Tpg Refelctions I LLC
—
Loan Modification
related
$51,000,000 · Ab Com'l R/e Debt-b2 Sa Rl
Oct 4, 2017
—
Tpg Reflections I LLC
—
Grant Deed
related
$47,000,000 · Ab Com'l R/e Debt-b2 Sa Rl
Nov 10, 2014
—
Tpg Reflections I LLC|tpg Reflections II LLC
—
Loan Modification
related
$29,017,121 · Us Bank NA #2005-ldp2 (ce)
Apr 4, 2006
—
Tpg Relfection II LLC
Owner Name Unavailable
Grant Deed
related
—
Oct 13, 2004
$10
Tpg Of Calstrs LLC
California State Teachers Retire
Grant 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 12180 Sunrise Vly Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
