New search
Property profile & analytics
FOR LEASE
Office buildings
13880 Dulles Corner Ln, Herndon, VA 20171
Individually Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1358379
For Lease
1 / 2
$45,790,000
13880 Dulles Corner Ln, Herndon, VA 20171
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1998
Construction
STEEL FRAME
Total area
157,027 SF
Lot
11.05 ac (481,125 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-01-0001-B1
UPID
US87-1358379
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
-
Vizuri Consultant
-
Twenty Bridge Staffing Employment Agency
-
Vulcan Materials Company Building Supply Industrial Manufacturer
-
Open Window Property Management Property Management Company
-
Sysorex Government Services Computer Wholesaler
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$48.78M
Comparable Approach
Comparable
$36.03M
Blend (final)
Blend
$45.79M
Owner & transaction history
13880 Dulles Corner Metro Owne · 7 yrs held
13880 Dulles Corner Metro Owne
since 2018
Last sale
$51.0M
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)
$71.3M
+67.8%
Neighborhood: shopping center
$57.9M
+36.2%
Industrial (general)
$53.4M
+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
$42,140,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$52,845,000
6.5%
$48,780,000
7%
$45,295,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$42,510,000
Current use
COMMERCIAL (GENERAL)
$71,325,000
Change: +68% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$57,895,000
Change: +36% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$53,410,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$52,425,000
Change: +23% · Conversion: Difficult
WAREHOUSE, STORAGE
$46,080,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$45.79M
Range $41.21M – $50.37M · ±10% · vs last sale $51.00M (Jan 2 2025)
Last sale anchor
$51.00M
Jan 2 2025
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
$292 / 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
$355,528
Tax year 2024
Assessed value
$22,452,060
Assessed 2024
Previous assessed
$23,289,900
-3.6% YoY
Effective rate
1.58%
On assessed value
Assessed land
$3,254,350
Assessed improvement
$19,197,710
Land market value
$3,254,350
Improvement market value
$19,197,710
Total market value
$22,452,060
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
1998
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
4
Total area
157,027 SF
Lot
11.05 ac (481,125 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-01-0001-B1
UPID
US87-1358379
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
$42.5M
COMMERCIAL (GENERAL)
Est. value
$71.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$57.9M
INDUSTRIAL (GENERAL)
Est. value
$53.4M
AUTO REPAIR, GARAGE
Est. value
$52.4M
WAREHOUSE, STORAGE
Est. value
$46.1M
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
Year built
1998
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
4
Lot
11.05 ac
Current owner
From public records · entity-resolved
13880 Dulles Corner Metro Owne
Individual
Free & Clear · 7 yrs held
Mailing address
500 BOYLSTON ST STE #2100, BOSTON, MA 02116-3840
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Apr 12, 2019
—
2411 Dulles Corner Metro Owner
—
Grant Deed
related
$115,300,000 · Citizens Bk NA
Dec 21, 2018
$39,000,000
13880 Dulles Corner Metro Owne
Brandywine Acquisition Ptrs LP
Grant Deed
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
