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Property profile & analytics
OFF-MARKET
Estimated value
$42,335,000
Office buildings
1420 Spg Hl Rd Vienna, VA 22182
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0222716
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
162,480 SF
Lot
4.03 ac (175,638 SF)
Zoning code
C-4(HIGH DENSITY OFFICE)
APN
029-1-01-0068
UPID
US87-0222716
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$50.48M
Comparable Approach
Comparable
$34.28M
Blend (final)
Blend
$42.34M
Owner & transaction history
Tysons Dulles Holdings LLC · 1 yrs held
Tysons Dulles Holdings LLC
since 2025
Last sale
$42.3M
6 recorded transactions
Zoning & alternative use
C-4(HIGH DENSITY OFFICE) · Vienna, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ch 18 zoning 2023
Top alternative use upside
Neighborhood: shopping center
$59.9M
+29.7%
Industrial (general)
$55.3M
+19.6%
Auto repair, garage
$54.2M
+17.4%
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 Vienna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vienna 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%
$54,680,000
6.5%
$50,475,000
7%
$46,870,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$46,195,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$59,905,000
Change: +30% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$55,265,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$54,245,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$42.34M
Range $38.10M – $46.57M · ±10% · vs last sale $42.30M (Feb 5 2025)
Last sale anchor
$42.30M
Feb 5 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
$261 / 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
$479,700
Tax year 2024
Assessed value
$33,698,630
Assessed 2024
Previous assessed
$37,446,630
-10.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$6,743,020
Assessed improvement
$26,955,610
Land market value
$6,743,020
Improvement market value
$26,955,610
Total market value
$33,698,630
Applied tax rate
7.0000
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
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
6
Total area
162,480 SF
Lot
4.03 ac (175,638 SF)
Zoning code
C-4(HIGH DENSITY OFFICE)
APN
029-1-01-0068
UPID
US87-0222716
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-4(HIGH DENSITY OFFICE) · Vienna, VAZoning C-4(HIGH DENSITY OFFICE) · permitted uses
C-4(HIGH DENSITY OFFICE) · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ch 18 zoning 2023
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$46.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$59.9M
INDUSTRIAL (GENERAL)
Est. value
$55.3M
AUTO REPAIR, GARAGE
Est. value
$54.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
6
Lot
4.03 ac
Current owner
From public records · entity-resolved
Tysons Dulles Holdings LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3953 MAPLE AVE STE #300, DALLAS, TX 75219-3228
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 29, 2026
—
Tysons Dulles Holdings LLC
—
Deed
related
$37,930,000 · Fulton Bank
May 5, 2025
$42,300,000
Tysons Dulles Holdings LLC
Tdp Owner LLC
Special Warranty Deed
—
Jun 26, 2017
$130,250,000
Tdp Owners LLC
Kbs Tysons Dulles Plaza LLC
Grant Deed
—
Sep 8, 2008
—
Kbs Tysons Dulles Plaza LLC
—
Deed Of Trust
related
$76,375,000 · New York Life Insurance
Jun 9, 2008
$152,750,000
Kbs Tysons Dulles Plaza LLC
Cesc Tysons Dulles Plaza LLC
Grant Deed
$77,721,069 · Wells Fargo Bank
—
—
Kbs Tysons Dulles Plaza LLC
—
Deed Of Trust
related
$250,000,000 · Us Bk
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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