Entity Owned 
For Lease
$30,540,000
12801 Worldgate Dr, Herndon, VA 20170
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
175,586 SF
Lot
3.67 ac (159,973 SF)
Zoning code
PD-W(PLANNED DEV-WORLDGAT
APN
016-4-02-0024-A
UPID
US87-0932109
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Plumbing Service General Contractor
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Electric Vehicle Charging Station
-
IT Consulting Firm (Bike/Boat/Book/etc) Store
-
(Bike/Boat/Book/etc) Store Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$40.41M
Blend (final)
Blend
$30.54M
Owner & transaction history
since 2025
Last sale
$26.2M
6 recorded transactions
Zoning & alternative use
PD-W(PLANNED DEV-WORLDGAT · Herndon, VA
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 6 comparables with addresses
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
$30.54M
Value range
$27.49M – $33.59M
±10% around blend
Estimated value / SF
$174 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$27.49M
blend $30.54M
$33.59M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
175,586 SF
Lot area
3.67 ac
Year built
2000
Stories
8
APN
016-4-02-0024-A
Zoning
PD-W(PLANNED DEV-WORLDGAT
Assessed value
$34,947,640
Annual tax
$595,333
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$16.17M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.5 mi away · 135,102 SF
15.0 mi away · 151,935 SF
15.5 mi away · 153,941 SF
19.0 mi away · 195,480 SF
19.5 mi away · 140,244 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$30.54M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$280
-38%
Submarket 170 sales
$290
-40%
County 837 sales
$289
-40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $174/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$26.20M
Move the market yield to see immediate price impact.
Value / SF
$149
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
5.00%7.00%9.00%
$1.65M
$33.01M
$23.58M
$18.34M
$1.83M
$36.68M
$26.20M
$20.38M
$2.02M
$40.35M
$28.82M
$22.42M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$37.00M
9.6 mi · Sep 2025 · $183/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$595,333
Tax year 2024
Assessed value
$34,947,640
Assessed 2024
Previous assessed
$39,845,270
-12.3% YoY
Effective rate
1.70%
On assessed value
Assessed land
$4,013,040
Assessed improvement
$30,934,600
Land market value
$4,013,040
Improvement market value
$30,934,600
Total market value
$34,947,640
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
For Lease
Year built
2000
Heating
NONE
Stories
8
Total area
175,586 SF
Lot
3.67 ac (159,973 SF)
Zoning code
PD-W(PLANNED DEV-WORLDGAT
APN
016-4-02-0024-A
UPID
US87-0932109
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PD-W(PLANNED DEV-WORLDGAT · Herndon, VAZoning PD-W(PLANNED DEV-WORLDGAT · permitted uses
PD-W(PLANNED DEV-WORLDGAT · Herndon, 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
2000
Heating
NONE
Stories
8
Lot
3.67 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD-W(PLANNED DEV-WORLDGAT
Jurisdiction
Herndon, VA
Recorded code
PD-W(PLANNED DEV-WORLDGAT
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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