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Property profile & analytics
OFF-MARKET
Estimated value
$26,040,000
Apartment buildings
13280 Woodland Park Rd Herndon, VA 20171-5023
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3107677
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Total area
322,205 SF
Lot
6.91 ac (300,848 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
016-3-01-0029-D1
UPID
US87-3107677
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
Current use
Occupant on record · Public records
-
Notary Haus LLC Law Firm
-
Outdoor gym Gym & Fitness Center
-
The Point at Ridgeline Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$26.04M
Owner & transaction history
Pp Ridgeline Investors LLC · 6 yrs held
Pp Ridgeline Investors LLC
since 2019
4 recorded transactions
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$81 / 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
$1,220,195
Tax year 2024
Assessed value
$103,450,180
Assessed 2024
Previous assessed
$102,083,160
+1.3% YoY
Effective rate
1.18%
On assessed value
Assessed land
$9,114,000
Assessed improvement
$94,336,180
Land market value
$9,114,000
Improvement market value
$94,336,180
Total market value
$103,450,180
Applied tax rate
200.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Heating
NONE
Stories
5
Total area
322,205 SF
Lot
6.91 ac (300,848 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
016-3-01-0029-D1
UPID
US87-3107677
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · Herndon, VA
Zoning PDH-30(RESIDENTIAL 30 DU) · permitted uses
PDH-30(RESIDENTIAL 30 DU) · 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.
Building & site characteristics
From public records
Heating
NONE
Stories
5
Lot
6.91 ac
Current owner
From public records · entity-resolved
Pp Ridgeline Investors LLC
Entity
Free & Clear · 6 yrs held
Mailing address
540 MADISON AVE FL #35, NEW YORK, NY 10022-3332
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 14, 2021
—
Pp Ridgeline Investors LLC
—
Deed
related
$47,775,000 · Commonwealth Annuity And Life Insurance
Dec 30, 2019
$95,000,000
Pp Ridgeline Investors LLC
Dri Of Maple Woodland Park LLC
Grant Deed
—
Dec 30, 2019
—
Pp Ridgeline Investors LLC
—
Deed
related
$73,900,000 · Kref Cap LLC
—
—
Pp Ridgeline Investors LLC
—
Deed Of Trust
related
$73,900,000 · Kref Cap 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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