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Property profile & analytics
OFF-MARKET
Estimated value
$7,465,000
Community centers
12304 Towncenter Plz Herndon, VA 20170
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1450691
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1979
Construction
CONCRETE BLOCKS
Total area
32,873 SF
Lot
4.76 ac (207,215 SF)
Zoning code
C-8(HIGHWAY COMMERCIAL)
APN
006-3-01-0001
UPID
US87-1450691
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
by Request
Comparable Approach
Comparable
$8.80M
Blend (final)
Blend
$7.47M
Owner & transaction history
Town Center At Sterling Borrower Ll · 6 yrs held
Town Center At Sterling Borrower Ll
since 2019
1 recorded transaction
Zoning & alternative use
C-8(HIGHWAY COMMERCIAL) · Herndon, 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 Herndon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Herndon 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$12,120,000
Current use
INDUSTRIAL (GENERAL)
$11,180,000
Change: -8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,975,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$7.47M
Range $6.72M – $8.21M · ±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
$227 / 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
$105,439
Tax year 2024
Assessed value
$8,214,990
Assessed 2024
Previous assessed
$8,225,210
-0.1% YoY
Effective rate
1.28%
On assessed value
Assessed land
$6,345,770
Assessed improvement
$1,869,220
Land market value
$6,345,770
Improvement market value
$1,869,220
Total market value
$8,214,990
Applied tax rate
2.0000
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1979
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
YES
Stories
1
Total area
32,873 SF
Lot
4.76 ac (207,215 SF)
Zoning code
C-8(HIGHWAY COMMERCIAL)
APN
006-3-01-0001
UPID
US87-1450691
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-8(HIGHWAY COMMERCIAL) · Herndon, VA
Zoning C-8(HIGHWAY COMMERCIAL) · permitted uses
C-8(HIGHWAY COMMERCIAL) · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Herndon. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$12.1M
INDUSTRIAL (GENERAL)
Est. value
$11.2M
AUTO REPAIR, GARAGE
Est. value
$11.0M
NEIGHBORHOOD: SHOPPING CENTER Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1979
Construction
CONCRETE BLOCKS
Heating
OTHER
Cooling
Yes
Stories
1
Lot
4.76 ac
Current owner
From public records · entity-resolved
Town Center At Sterling Borrower Ll
Individual
Mailing address
8405 GREENSBORO DR, MC LEAN, VA 22102-5104
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 14, 2019
$8,590,936
Town Center At Sterling Borrower Ll
Us Retail Partners Limited Partners
Special Warranty Deed
$33,600,000 · Rialto Mortgage Finance LLC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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