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Property profile & analytics
FOR LEASE
Office buildings
13825 Sunrise Valley Dr Herndon, VA 20171
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0959401
For Lease
1 / 2
Contact for pricing
13825 Sunrise Valley Dr, Herndon, VA 20171
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1988
Construction
STEEL FRAME
Total area
106,222 SF
Lot
5.57 ac (242,679 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-02-0015-A
UPID
US87-0959401
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
-
SOCIALDEALER Advertising Agency Marketing & Advertising
-
Level 5 Advertising Advertising Agency Marketing & Advertising
-
Tier10 Marketing & Advertising Advertising Agency
-
NTT America Inc. Corporate Office
-
Advid Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Mfs Dulles LLC · 1 yrs held
Mfs Dulles LLC
since 2025
Last sale
$51.0M
5 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · 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
—
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
$273,143
Tax year 2024
Assessed value
$17,249,290
Assessed 2024
Previous assessed
$19,690,390
-12.4% YoY
Effective rate
1.58%
On assessed value
Assessed land
$2,124,440
Assessed improvement
$15,124,850
Land market value
$2,124,440
Improvement market value
$15,124,850
Total market value
$17,249,290
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
For Lease
Year built
1988
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
2
Total area
106,222 SF
Lot
5.57 ac (242,679 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-02-0015-A
UPID
US87-0959401
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.
Building & site characteristics
From public records
Year built
1988
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
2
Lot
5.57 ac
Current owner
From public records · entity-resolved
Mfs Dulles LLC
Entity
Mailing address
500 BOYLSTON ST STE #2100, BOSTON, MA 02116-3840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jan 2, 2025
$51,000,000
Mfs Dulles LLC
2411 Dulles Corner Metro Owner LLC
Special Warranty Deed
$20,150,000 · Jarmms Capital LLC
Apr 9, 2024
—
2411 Dulles Corner Metro Owner LLC
—
Deed
related
$115,300,000 · Citizens Bank NA
Apr 12, 2019
—
2411 Dulles Corner Metro Owner
—
Grant Deed
related
$115,300,000 · Citizens Bk NA
Dec 21, 2018
$17,500,000
13825 Sunrise Vly Metro Owner
Bdn Real Estate Fund I LP
Grant Deed
—
Dec 18, 2018
—
Bdn Real Estate Fund I LP
Prentiss Prop Dulles II LP
Quit Claim Deed
related
—
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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