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Property profile & analytics
OFF-MARKET
Estimated value
$108,300,000
Office buildings
13820 Sunrise Vly Dr, Herndon, VA 20171-4659
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1240676
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
282,193 SF
Lot
7.48 ac (325,637 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-01-0001-B2
UPID
US87-1240676
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
-
IAD31 Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$87.66M
Comparable Approach
Comparable
$105.57M
Blend (final)
Blend
$108.30M
Owner & transaction history
Mirabaud Re South Lake Owner LLC · 3 yrs held
Mirabaud Re South Lake Owner LLC
since 2023
Last sale
$110.3M
2 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$128.2M
+67.8%
Neighborhood: shopping center
$104.0M
+36.2%
Industrial (general)
$96.0M
+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
$107,125,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$94,965,000
6.5%
$87,660,000
7%
$81,400,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$76,400,000
Current use
COMMERCIAL (GENERAL)
$128,180,000
Change: +68% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$104,040,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$95,985,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$94,215,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$82,805,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$108.30M
Range $97.47M – $119.13M · ±10% · vs last sale $110.25M (Mar 9 2023)
Last sale anchor
$110.25M
Mar 9 2023
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
$384 / 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
$1,432,887
Tax year 2024
Assessed value
$90,488,570
Assessed 2024
Previous assessed
$67,597,170
+33.9% YoY
Effective rate
1.58%
On assessed value
Assessed land
$7,040,000
Assessed improvement
$83,448,570
Land market value
$7,040,000
Improvement market value
$83,448,570
Total market value
$90,488,570
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
Heating
NONE
Stories
10
Total area
282,193 SF
Lot
7.48 ac (325,637 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-01-0001-B2
UPID
US87-1240676
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Zoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$76.4M
COMMERCIAL (GENERAL)
Est. value
$128.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$104.0M
INDUSTRIAL (GENERAL)
Est. value
$96.0M
AUTO REPAIR, GARAGE
Est. value
$94.2M
WAREHOUSE, STORAGE
Est. value
$82.8M
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
Heating
NONE
Stories
10
Lot
7.48 ac
Current owner
From public records · entity-resolved
Mirabaud Re South Lake Owner LLC
Entity
Mailing address
68 S SERVICE RD STE #120, MELVILLE, NY 11747-2350
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2023
$110,250,000
Mirabaud Re South Lake Owner LLC
The Gc Net Lease Herndon Investors
Special Warranty Deed
$60,500,000 · Societe Generale Financial Corp
Mar 27, 2012
$91,100,000
Wells Core Reit-south Lake Of Dul
Brandywine Acquisition Ptrs LP
Deed Of Trust
related
$300,000,000 · Regions Bank
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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