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Property profile & analytics
OFF-MARKET
Estimated value
$110,670,000
High-rise multifamily apartments
1521 Boyd Pointe Wayc Vienna, VA 22182-7535
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3179539
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
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
$92.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$110.67M
Owner & transaction history
Cp Ix Boyd LLC · 1 yrs held
Cp Ix Boyd LLC
since 2025
Last sale
$124.0M
4 recorded transactions
Zoning & alternative use
PTC(PLANNED TYSONS CORNER · Vienna, 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 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
$102,460,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$99,900,000
6.5%
$92,215,000
7%
$85,630,000
Blend value · Realmo final
$110.67M
Range $99.60M – $121.74M · ±10% · vs last sale $124.00M (Feb 18 2025)
Last sale anchor
$124.00M
Feb 18 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
$276 / 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
$1,666,373
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
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
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, VA
Zoning PTC(PLANNED TYSONS CORNER · permitted uses
PTC(PLANNED TYSONS CORNER · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vienna. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Stories
34
Current owner
From public records · entity-resolved
Cp Ix Boyd LLC
Entity
Free & Clear · 1 yrs held
Mailing address
465 MEETING ST #500, MC LEAN, VA 22102
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
—
Cp Ix Boyd LLC
—
Deed
related
$86,300,000 · Wells Fargo Bank NA
Feb 18, 2025
$124,000,000
Cp Ix Boyd LLC
Ch Realty Vi Greystar Mf Tysons Ela
Special Warranty Deed
—
Aug 30, 2018
—
Ch Realty Vi-greystar Mf Tyson
—
Deed
related
$83,000,000 · Landesbank Hessen Thueringen
—
—
Ch Realty Vi-greystar Mf Tyson
—
Loan Modification
related
$83,000,000 · Landesbank Hessen Thueringen
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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