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Property profile & analytics
FOR LEASE
Office buildings
13530 Dulles Technology Dr Herndon, VA 20171
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0045643
For Lease
1 / 36
Contact for pricing
13530 Dulles Technology Dr, Herndon, VA 20171
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Construction
STEEL FRAME
Total area
205,251 SF
Lot
8.68 ac (378,187 SF)
Zoning code
C-3(OFFICE)
APN
016-3-01-0004-N1
UPID
US87-0045643
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
-
WSP Engineering Consultant
-
Constellis Corporate Office
-
Airside Mobile, Inc. Corporate Office
-
Cross Media Marketing Corporation Advertising Agency Marketing & Advertising
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$63.76M
Comparable Approach
Comparable
$68.99M
Blend (final)
Blend
$75.15M
Owner & transaction history
Dulles Executive Tt LLC · 5 yrs held
Dulles Executive Tt LLC
since 2021
Last sale
$95.2M
7 recorded transactions
Zoning & alternative use
C-3(OFFICE) · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$93.2M
+67.8%
Neighborhood: shopping center
$75.7M
+36.2%
Industrial (general)
$69.8M
+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
$96,480,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$69,075,000
6.5%
$63,760,000
7%
$59,205,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$55,570,000
Current use
COMMERCIAL (GENERAL)
$93,230,000
Change: +68% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$75,670,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$69,815,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$68,525,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$60,230,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$75.15M
Range $67.63M – $82.66M · ±10% · vs last sale $95.20M (May 28 2021)
Last sale anchor
$95.20M
May 28 2021
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
$366 / 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
$680,862
Tax year 2024
Assessed value
$42,997,260
Assessed 2024
Previous assessed
$49,561,710
-13.2% YoY
Effective rate
1.58%
On assessed value
Assessed land
$8,852,920
Assessed improvement
$34,144,340
Land market value
$8,852,920
Improvement market value
$34,144,340
Total market value
$42,997,260
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
Year built
2000
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
6
Total area
205,251 SF
Lot
8.68 ac (378,187 SF)
Zoning code
C-3(OFFICE)
APN
016-3-01-0004-N1
UPID
US87-0045643
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-3(OFFICE) · Herndon, VAZoning C-3(OFFICE) · permitted uses
C-3(OFFICE) · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$55.6M
COMMERCIAL (GENERAL)
Est. value
$93.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$75.7M
INDUSTRIAL (GENERAL)
Est. value
$69.8M
AUTO REPAIR, GARAGE
Est. value
$68.5M
WAREHOUSE, STORAGE
Est. value
$60.2M
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
Year built
2000
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
6
Lot
8.68 ac
Current owner
From public records · entity-resolved
Dulles Executive Tt LLC
Entity
Mailing address
777 3RD AVE RM #25, NEW YORK, NY 10017-1401
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2021
$95,200,000
Dulles Executive Tt LLC
Dep I & II Owner LLC
Special Warranty Deed
$67,080,000 · Pentagon FCU
May 28, 2021
$18,300,000
Dulles Executive Ll LLC
Dep I & II Owner LLC
Special Warranty Deed
$50,722,425 · Umb Bank NA
Nov 9, 2017
—
Dep I & II Owner LLC
—
Deed
related
$61,940 · Aareal Cap
Apr 11, 2017
$71,692,189
Dep I & II Owner LLC
Mb Herndon LLC
Grant Deed
—
Jul 28, 2006
$123,957,238
Mb Herndon LLC
Valley View Associates
Grant Deed
—
—
—
Mb Herndon LLC
—
Deed Of Trust
related
$68,750 · Bears Stearns Commercial Mtg INC
—
—
Dep I & II Owner LLC
—
Loan Modification
related
$61,940 · Aareal Cap
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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