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    Property profile & analytics

    13651 Mclearen Rd Herndon, VA 20171

    • Office buildings
    • 160,673 SF
    • 10.44 lot acres
    OFF-MARKET
    Last Sale
    May 18, 2021
    $48,000,000
    Value Estimations
    $48,640,000
    Show details
    Cap Rate Potential
    6.7%
    Office buildings
    Location Intelligence
    Property ID
    US87-0669681
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Boeing Co / Industrial Manufacturer / Production Facility
    • IP / Gas Station
    • ATM / Atm

    Property Details for 13651 Mclearen Rd

    Year built
    1987
    Construction
    STEEL FRAME
    Lot size
    10.44 lot acres
    Property size
    160,673 SF
    Zone code
    I-5(INDUSTRIAL GENERAL)
    Property type
    Office buildings
    APN
    024-4-03-0004-A
    APU
    0244030004A

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $48,645,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $54,070,000
      6.5%
      $49,910,000
      7%
      $46,345,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $43,017,000
      Market price range: $28.1M - $60.1M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $43,500,000
      Current use
      COMMERCIAL (GENERAL)
      $72,980,000
      Change: +68% Conversion: Easy
      NEIGHBORHOOD: SHOPPING CENTER
      $59,235,000
      Change: +36% Conversion: Difficult
      INDUSTRIAL (GENERAL)
      $54,650,000
      Change: +26% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $53,640,000
      Change: +23% Conversion: Difficult
      WAREHOUSE, STORAGE
      $47,150,000
      Change: +8% Conversion: Difficult

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Herndon
    County
    Fairfax
    State
    Virginia
    Longitude
    -77.4229
    Latitude
    38.9252
    CBSA code
    47900
    CBSA name
    WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $381,624
    $3,052,790
    $23,756,030
    $26,808,820
    -
    $3,052,790
    $23,756,030
    $26,808,820

    Comparable in this City

    • Value Estimation
      $31,750,000
      191,007 SF

      2303 Dulles Sta Blvd

      OFFICE BUILDING • 191,007 SF
      2303 Dulles Sta Blvd, Herndon, VA 20171-6353
      View Details
    • Value Estimation
      $3,200,000
      20,090 SF

      2579 John Milton Dr

      OFFICE BUILDING • 20,090 SF
      2579 John Milton Dr, Herndon, VA 20171-2563
      View Details
    • Value Estimation by Request
      205,251 SF

      13530 Dulles Technology Dr

      OFFICE BUILDING • 205,251 SF
      13530 Dulles Technology Dr, Herndon, VA 20171-4641
      View Details
    • Value Estimation by Request
      336,480 SF

      2235 Monroe St

      OFFICE BUILDING • 336,480 SF
      2235 Monroe St, Herndon, VA 20171-2824
      View Details
    • Value Estimation by Request
      193,769 SF

      2300 Dulles Sta Blvd

      OFFICE BUILDING • 193,769 SF
      2300 Dulles Sta Blvd, Herndon, VA 20171-6349
      View Details
    • Value Estimation
      $6,895,000
      3,579 SF

      13490 Coppermine Rd

      PROFESSIONAL BUILDING • 3,579 SF
      13490 Coppermine Rd, Herndon, VA 20171-5021
      View Details

    Similar Nearby for Sale

    • $695,000
      0.67 Acres

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      Residential lot featuring 0.67 acres in Herndon/Fairfax.
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      Specialty Property for Sale

      Specialty property available for purchase.
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      Land For Sale

      Land available for sale.
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      Herndon Specialty Property For Sale

      Specialty property available for purchase in Herndon, Virginia.
      2625 Centreville Rd, Herndon, VA 20171
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    • $60,000
      0.07 Acres

      Land in Herndon, Virginia

      Residential land in a neighborhood of high-priced homes.
      Caris Glenne Outlot B, Herndon, VA 20171
      View Details
    • Contact for pricing

      Commercial Land with Development Potential

      Commercial land available for sale or lease with development potential.
      2633 Centreville Rd, Herndon, VA 20171
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    Similar Nearby for Lease

    • Contact for pricing
      32,250 SF

      Class A Office Building

      Six-story Class A office building in Dulles Corridor.
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      View Details
    • Contact for pricing
      23,478 SF

      Herndon Office Space for Lease

      Office space available for lease in Herndon, Virginia.
      2551-2553 Dulles View Dr, Herndon, VA 20171
      View Details
    • Contact for pricing
      24,038 SF

      Class A Office Building

      Premier quality, upgraded office building with fitness facility for rent.
      13880 Dulles Corner Ln, Herndon, VA 20171
      View Details
    • Contact for pricing
      1,100,000 SF

      Herndon Office Space Available

      Large office building in Herndon, Virginia, available for rent.
      3626 King Way John’s, Herndon, VA 20171
      View Details
    • Contact for pricing
      22,731 SF

      Class A Office Building Space

      Premier office space in Herndon, near future Metrorail.
      2300 Dulles Station Blvd, Herndon, VA 20171
      View Details
    • Contact for pricing
      8,153 SF

      Class A Office Space Available

      Office space for rent in the Dulles Technology Corridor.
      13865 Sunrise Valley Dr, Herndon, VA 20171
      View Details
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    Herndon, VA 20171
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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