Entity Owned 
For Lease
1 / 11
$33.50 SF/Yr
13655 Dulles Technology Dr, Herndon, VA 20171
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
157,821 SF
Lot
8.14 ac (354,427 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
016-3-01-0040-B
UPID
US87-0571914
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Corporate Office
-
Construction Company
-
Physician
-
Alternative Medicine Practice
-
Alternative Medicine Practice
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$59.04M
CAP Approach
CAP
$49.03M
Comparable Approach
Comparable
$37.12M
Blend (final)
Blend
$59.04M
Owner & transaction history
since 2024
Last sale
$59.0M
5 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Top alternative use upside
Commercial (general)
$71.7M
+67.8%
Neighborhood: shopping center
$58.2M
+36.2%
Industrial (general)
$53.7M
+25.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 7 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$59.04M
Value range
$53.14M – $64.94M
±10% around blend
Estimated value / SF
$374 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
Income certainty
100
$53.14M
blend $59.04M
$64.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
157,821 SF
Lot area
8.14 ac
Stories
2
APN
016-3-01-0040-B
Zoning
PDC(PLANNED DEV COMMERCIA
Assessed value
$23,134,480
Annual tax
$366,334
3
Income approach: direct capitalization
Partial preview
Income approach indication
$49.03M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$53.11M
@ 6.5% CAP return
$49.03M
@ 7% CAP return
$45.53M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$366,334
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$16.30M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
15.6 mi away · 135,102 SF
16.0 mi away · 151,935 SF
16.6 mi away · 114,606 SF
16.8 mi away · 153,941 SF
20.4 mi away · 195,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$59.04M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$271
+38%
Submarket 170 sales
$290
+29%
County 837 sales
$289
+30%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $374/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+68%
vs current-use indication
Neighborhood: Shopping Center
Industrial (general)
Auto Repair, Garage
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
5.40%
Selected cap rate for this office buildings
Derived from the Herndon market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.40%
9.0%
NOI (est.)
$722k *
Last sale · Dec 2024
$59.04M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$13.38M
Move the market yield to see immediate price impact.
Value / SF
$85
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
4.90%5.40%5.90%
$650k
$13.27M
$12.04M
$11.02M
$722k
$14.74M
$13.38M
$12.25M
$795k
$16.22M
$14.72M
$13.47M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$37.00M
11.0 mi · Sep 2025 · $183/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$366,334
Tax year 2024
Assessed value
$23,134,480
Assessed 2024
Previous assessed
$23,485,200
-1.5% YoY
Effective rate
1.58%
On assessed value
Assessed land
$3,156,420
Assessed improvement
$19,978,060
Land market value
$3,156,420
Improvement market value
$19,978,060
Total market value
$23,134,480
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
NONE
Stories
2
Total area
157,821 SF
Lot
8.14 ac (354,427 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
016-3-01-0040-B
UPID
US87-0571914
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VAZoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Heating
NONE
Stories
2
Lot
8.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDC(PLANNED DEV COMMERCIA
Jurisdiction
Herndon, VA
Recorded code
PDC(PLANNED DEV COMMERCIA
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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