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Property profile & analytics
OFF-MARKET
Estimated value
$19,260,000
Office buildings
13755 Sunrise Vly Dr Herndon, VA 20171-4664
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0098152
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
CONCRETE
Total area
109,329 SF
Lot
3.77 ac (164,180 SF)
Zoning code
C-3(OFFICE)
APN
015-2-01-0014
UPID
US87-0098152
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
-
Nuix North America Inc (Bike/Boat/Book/etc) Store Corporate Office
-
South Partner (Bike/Boat/Book/etc) Store Corporate Office
-
QVine Corporation (Bike/Boat/Book/etc) Store Corporate Office
-
Evolvent Technologies Inc Home Health Care Service
-
GFS Housing Housing Development
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.27M
Blend (final)
Blend
$19.26M
Owner & transaction history
Bdc Dulles Corporate LLC · 16 yrs held
Bdc Dulles Corporate LLC
since 2009
6 recorded transactions
Zoning & alternative use
C-3(OFFICE) · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$32.1M
+8.4%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$29,600,000
Current use
WAREHOUSE, STORAGE
$32,080,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$19.26M
Range $17.33M – $21.19M · ±10%
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
$176 / 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
$289,258
Tax year 2024
Assessed value
$18,267,010
Assessed 2024
Previous assessed
$19,555,130
-6.6% YoY
Effective rate
1.58%
On assessed value
Assessed land
$2,295,910
Assessed improvement
$15,971,100
Land market value
$2,295,910
Improvement market value
$15,971,100
Total market value
$18,267,010
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
Off-Market
Year built
1988
Construction
CONCRETE
Heating
OTHER
Cooling
YES
Stories
6
Total area
109,329 SF
Lot
3.77 ac (164,180 SF)
Zoning code
C-3(OFFICE)
APN
015-2-01-0014
UPID
US87-0098152
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
$29.6M
WAREHOUSE, STORAGE
Est. value
$32.1M
OFFICE BUILDING Current
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
1988
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
6
Lot
3.77 ac
Current owner
From public records · entity-resolved
Bdc Dulles Corporate LLC
Entity
Mailing address
5301 WISCONSIN AVE NW STE #600, WASHINGTON, DC 20015-2044
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 5, 2019
—
Bdc Dulles Corp LLC
—
Deed
related
$12,000,000 · Miscellaneous Ins Co
Dec 29, 2009
$11,000,000
Bdc Dulles Corporate LLC
Kelly Brian S
Trustees Deed
$6,000,000 · Granite Property LLC
Mar 12, 2007
—
Sunrise Herndon LLC
—
Deed Of Trust
related
$21,500,000 · Greenwich Capital Fin'l INC
Dec 6, 2006
$26,800,000
Sunrise Herndon LLC
Ta Of Western LLC
Grant Deed
—
—
—
Bdc Dulles Corp LLC
—
Deed Of Trust
related
$12,000,000 · Miscellaneous Ins Co
—
—
Bdc Dulles Corporate LLC
—
Deed Of Trust
related
$8,500,000 · Woodmen Of World Life Insuranc
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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