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Property profile & analytics
FOR LEASE
Office buildings
13461 Sunrise Valley Dr Herndon, VA 20171
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1000429
For Lease
1 / 10
$36 SF/Yr
13461 Sunrise Valley Dr, Herndon, VA 20171
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
194,270 SF
Lot
5.81 ac (253,117 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
016-3-01-0040-C
UPID
US87-1000429
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
-
National Park Service Federal Government Office
-
Acuative Telecommunications Service
-
Real Time Cases: Preparing Tomorrow's Leaders with Today's Challenges High School Vocational School
-
NPD Group Inc Advertising Agency
-
Washington DC Homewood Suites Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$59.04M
CAP Approach
CAP
$60.35M
Comparable Approach
Comparable
$54.83M
Blend (final)
Blend
$59.04M
Owner & transaction history
Trea Liberty Park LLC · 1 yrs held
Trea Liberty Park LLC
since 2024
Last sale
$59.0M
4 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$88.2M
+67.8%
Neighborhood: shopping center
$71.6M
+36.2%
Industrial (general)
$66.1M
+25.6%
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
$59,040,000
ML approach
$59,040,000
CAP Approach
CAP Return
Estimation
6%
$65,375,000
6.5%
$60,350,000
7%
$56,040,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$52,595,000
Current use
COMMERCIAL (GENERAL)
$88,240,000
Change: +68% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$71,625,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$66,080,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$64,860,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$57,005,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$59.04M
Range $53.14M – $64.94M · ±10% · vs last sale $59.04M (Dec 5 2024)
Last sale anchor
$59.04M
Dec 5 2024
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
$304 / 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
$541,075
Tax year 2024
Assessed value
$34,169,570
Assessed 2024
Previous assessed
$35,714,460
-4.3% YoY
Effective rate
1.58%
On assessed value
Assessed land
$3,746,800
Assessed improvement
$30,422,770
Land market value
$3,746,800
Improvement market value
$30,422,770
Total market value
$34,169,570
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
NONE
Stories
5
Total area
194,270 SF
Lot
5.81 ac (253,117 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
016-3-01-0040-C
UPID
US87-1000429
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Zoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · 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
OFFICE BUILDING Current
Est. value
$52.6M
COMMERCIAL (GENERAL)
Est. value
$88.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$71.6M
INDUSTRIAL (GENERAL)
Est. value
$66.1M
AUTO REPAIR, GARAGE
Est. value
$64.9M
WAREHOUSE, STORAGE
Est. value
$57.0M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
Heating
NONE
Stories
5
Lot
5.81 ac
Current owner
From public records · entity-resolved
Trea Liberty Park LLC
Entity
Free & Clear · 1 yrs held
Mailing address
900 N MICHIGAN AVE STE #1900, CHICAGO, IL 60611-6536
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Dec 5, 2024
$59,042,336
Trea Liberty Park LLC
W Mrp LP Owner C Viii LLC
Grant Deed
—
Jan 2, 2020
—
W-mrp LP Owner B Viii LLC
—
Deed
related
$61,240,500 · Miscellaneous Ins Co
Oct 28, 2019
—
W-mrp LP Owner B Viii LLC
—
Loan Modification
related
$59,265,000 · Miscellaneous Ins Co
—
—
W-mrp LP Owner B Viii LLC
—
Loan Modification
related
$61,240,500 · Miscellaneous Ins Co
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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