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Property profile & analytics
OFF-MARKET
Estimated value
$5,485,000
Life science properties
13555 Eds Dr Herndon, VA 20171-3292
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1340748
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
2001
Construction
TYPE NOT SPECIFIED
Total area
104,014 SF
Lot
8.51 ac (370,872 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-4-03-0003-A
UPID
US87-1340748
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
-
TSOC Association / Organization
-
TSA FREEDOM CENTER Corporate Office
-
Dynacorp/TSA Military Base
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.49M
Owner & transaction history
Boyd Herndon Gsa-i LLC · 8 yrs held
Boyd Herndon Gsa-i LLC
since 2018
5 recorded transactions
Zoning & alternative use
I-5(INDUSTRIAL GENERAL) · 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
$53 / 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
$257,639
Tax year 2024
Assessed value
$18,098,970
Assessed 2024
Previous assessed
$18,806,090
-3.8% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,983,870
Assessed improvement
$16,115,100
Land market value
$1,983,870
Improvement market value
$16,115,100
Total market value
$18,098,970
Applied tax rate
9.0000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
OTHER
Cooling
YES
Stories
1
Total area
104,014 SF
Lot
8.51 ac (370,872 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-4-03-0003-A
UPID
US87-1340748
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
I-5(INDUSTRIAL GENERAL) · Herndon, VA
Zoning I-5(INDUSTRIAL GENERAL) · permitted uses
I-5(INDUSTRIAL GENERAL) · 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
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
OTHER
Cooling
Yes
Stories
1
Lot
8.51 ac
Current owner
From public records · entity-resolved
Boyd Herndon Gsa-i LLC
Entity
Free & Clear · 8 yrs held
Mailing address
1 N WACKER DR STE #4025, CHICAGO, IL 60606-2844
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2018
—
Boyd Herndon Gsa-i LLC
Seller New Dulles Asset INC
Warranty Deed
related
—
Oct 26, 2015
$15,200,000
New Dulles Asset LLC
Icon Dp Md Owner Pool 2 West/n
Grant Deed
related
—
Aug 31, 2004
—
Clp Industrial Properties LLC
Cabot Industrial Properties
Grant Deed
$225,000 · Jackson National Life Ins Co
—
—
Icon Dp Md Owner Pool 2 West & N
—
Deed Of Trust
related
$750,000,000 · Goldman Sachs Bk USA
—
—
Bre Of Dp Dulles LLC
—
Deed Of Trust
related
$28,920,000 · General Electric Capital Corp
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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