Entity Owned Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Total area
400,433 SF
Zoning code
PTC(PLANNED TYSONS CORNER
APN
029-3-35-C
UPID
US87-3179539
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$92.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$110.67M
Owner & transaction history
since 2025
Last sale
$124.0M
4 recorded transactions
Zoning & alternative use
PTC(PLANNED TYSONS CORNER · Vienna, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$110.67M
Value range
$99.60M – $121.74M
±10% around blend
Estimated value / SF
$276 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$99.60M
blend $110.67M
$121.74M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
400,433 SF
Stories
34
APN
029-3-35-C
Zoning
PTC(PLANNED TYSONS CORNER
Assessed value
$128,330,600
Annual tax
$1,666,373
3
Income approach: direct capitalization
Partial preview
Income approach indication
$92.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$99.90M
@ 6.5% CAP return
$92.22M
@ 7% CAP return
$85.63M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$110.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 415 sales
$38,012
-99%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $276/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Implied cap rate
5.90%
Implied, in-place cap rate for this high-rise multifamily apartments
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.90%
9.0%
NOI (est.)
$8.68M *
Last sale · Feb 2025
$124.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$147.12M
Move the market yield to see immediate price impact.
Value / SF
$367
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.40%5.90%6.40%
$7.81M
$144.67M
$132.41M
$122.06M
$8.68M
$160.74M
$147.12M
$135.63M
$9.55M
$176.81M
$161.83M
$149.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$1,666,373
Tax year 2024
Assessed value
$128,330,600
Assessed 2024
Previous assessed
$125,095,700
+2.6% YoY
Effective rate
1.30%
On assessed value
Assessed land
$19,776,000
Assessed improvement
$108,554,600
Land market value
$19,776,000
Improvement market value
$108,554,600
Total market value
$128,330,600
Applied tax rate
70.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Status
Off-Market
Heating
NONE
Stories
34
Total area
400,433 SF
Zoning code
PTC(PLANNED TYSONS CORNER
APN
029-3-35-C
UPID
US87-3179539
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PTC(PLANNED TYSONS CORNER · Vienna, VAZoning PTC(PLANNED TYSONS CORNER · permitted uses
PTC(PLANNED TYSONS CORNER · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Stories
34
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PTC(PLANNED TYSONS CORNER
Jurisdiction
Vienna, VA
Recorded code
PTC(PLANNED TYSONS CORNER
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PTC(PLANNED TYSONS CORNER in Vienna, VA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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