Entity Owned Property summary
AI-generated overview
The property is an office building with up to 49,375 square feet of office space. It is located directly across from Worldgate Centre and within the vicinity of amenities including a full-service Marriott Hotel, an athletic club and spa, a nine-screen movie theater, and retail and dining options. The building provides direct access to the Dulles Toll Road and is approximately four miles from Dulles International Airport, with parking provided in a structured garage. Interior and common-area scope includes planned lobby and elevator cab updates, restroom improvements, and exterior hardscape renovations, along with a tenant conference facility that has been completed. The building has been newly certified as LEED Gold.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Construction
CONCRETE
Total area
211,996 SF
Lot
3.92 ac (170,895 SF)
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-3-02-0028-B
UPID
US87-1209580
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
-
Employment Agency
-
Security Service
-
Corporate Office Coworking & Hybrid Office
-
Engineering Consultant
-
IT Consulting Firm Data Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$65.86M
Comparable Approach
Comparable
$48.78M
Blend (final)
Blend
$51.30M
Owner & transaction history
since 2020
Last sale
$53.0M
3 recorded transactions
Zoning & alternative use
PD-SC(PLANNED DEV SHOP CE · Herndon, VA
Top alternative use upside
Neighborhood: shopping center
$78.2M
+31.5%
Industrial (general)
$72.1M
+21.3%
Auto repair, garage
$70.8M
+19.1%
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
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
$51.30M
Value range
$46.17M – $56.43M
±10% around blend
Estimated value / SF
$242 / SF
Confidence
High
6 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
60
$46.17M
blend $51.30M
$56.43M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
211,996 SF
Lot area
3.92 ac
Stories
8
APN
016-3-02-0028-B
Zoning
PD-SC(PLANNED DEV SHOP CE
Assessed value
$42,745,400
Annual tax
$728,168
3
Income approach: direct capitalization
Partial preview
Income approach indication
$65.86M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$71.35M
@ 6.5% CAP return
$65.86M
@ 7% CAP return
$61.15M
4
Sales comparison
Partial preview
Sales approach indication
$12.14M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.3 mi away · 151,935 SF
16.0 mi away · 153,941 SF
17.8 mi away · 239,241 SF
17.8 mi away · 239,241 SF
19.5 mi away · 195,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$51.30M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$280
-14%
Submarket 170 sales
$290
-17%
County 837 sales
$289
-16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $242/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
+32%
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 · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.50%
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 · 8.50%
9.0%
NOI (est.)
$3.71M *
Last sale · Dec 2020
$53.00M
* 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$43.65M
Move the market yield to see immediate price impact.
Value / SF
$206
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
8.00%8.50%9.00%
$3.34M
$41.74M
$39.28M
$37.10M
$3.71M
$46.38M
$43.65M
$41.22M
$4.08M
$51.01M
$48.01M
$45.34M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$37.00M
10.1 mi · Sep 2025 · $183/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$728,168
Tax year 2024
Assessed value
$42,745,400
Assessed 2024
Previous assessed
$48,931,260
-12.6% YoY
Effective rate
1.70%
On assessed value
Assessed land
$4,990,560
Assessed improvement
$37,754,840
Land market value
$4,990,560
Improvement market value
$37,754,840
Total market value
$42,745,400
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
Construction
CONCRETE
Heating
NONE
Stories
8
Total area
211,996 SF
Lot
3.92 ac (170,895 SF)
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-3-02-0028-B
UPID
US87-1209580
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PD-SC(PLANNED DEV SHOP CE · Herndon, VAZoning PD-SC(PLANNED DEV SHOP CE · permitted uses
PD-SC(PLANNED DEV SHOP CE · 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
Construction
CONCRETE
Heating
NONE
Stories
8
Lot
3.92 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD-SC(PLANNED DEV SHOP CE
Jurisdiction
Herndon, VA
Recorded code
PD-SC(PLANNED DEV SHOP CE
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Owner identityResolved entity and name variants
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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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