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Property profile & analytics
OFF-MARKET
Estimated value
$12,970,000
Hospitals
1850 Town Ctr Pkwy, Reston, VA 20190-3219
Entity Owned
12-yr Hold
~
Est. High Equity
Property ID
US87-3702535
Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1986
Construction
STEEL FRAME
Total area
337,921 SF
Lot
13.57 ac (591,201 SF)
Zoning code
PRC(COMMERCIAL/INDUSTRIAL
APN
017-1-01-0015-B
UPID
US87-3702535
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.97M
Owner & transaction history
Mfa Real Estate Invtrs III LLC · 12 yrs held
Mfa Real Estate Invtrs III LLC
since 2014
7 recorded transactions
Zoning & alternative use
PRC(COMMERCIAL/INDUSTRIAL · Reston, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$20.2M
+55.6%
Retail stores
$16.7M
+28.7%
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 Reston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Reston 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$13,005,000
Current use
INDUSTRIAL (GENERAL)
$20,240,000
Change: +56% · Conversion: Difficult
RETAIL STORES
$16,740,000
Change: +29% · Conversion: Difficult
Blend value · Realmo final
$12.97M
Range $11.67M – $14.27M · ±10%
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
$38 / 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
$1,901,831
Tax year 2024
Assessed value
$125,824,090
Assessed 2024
Previous assessed
$118,468,070
+6.2% YoY
Effective rate
1.51%
On assessed value
Assessed land
$15,278,920
Assessed improvement
$110,545,170
Land market value
$15,278,920
Improvement market value
$110,545,170
Total market value
$125,824,090
Applied tax rate
1.0000
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
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
HOT WATER
Cooling
YES
Stories
4
Total area
337,921 SF
Lot
13.57 ac (591,201 SF)
Zoning code
PRC(COMMERCIAL/INDUSTRIAL
APN
017-1-01-0015-B
UPID
US87-3702535
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PRC(COMMERCIAL/INDUSTRIAL · Reston, VA
Zoning PRC(COMMERCIAL/INDUSTRIAL · permitted uses
PRC(COMMERCIAL/INDUSTRIAL · Reston, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Reston. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$13.0M
INDUSTRIAL (GENERAL)
Est. value
$20.2M
RETAIL STORES
Est. value
$16.7M
MEDICAL BUILDING Current
INDUSTRIAL (GENERAL)
RETAIL STORES
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
HOT WATER
Cooling
Yes
Stories
4
Lot
13.57 ac
Current owner
From public records · entity-resolved
Mfa Real Estate Invtrs III LLC
Entity
Mailing address
PO BOX 80610, INDIANAPOLIS, IN 46280-0610
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2019
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
Jun 29, 2018
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
Oct 17, 2017
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
Jun 14, 2017
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
Jun 4, 2014
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
Mar 12, 2014
$1,461,586
Mfa Real Estate Invtrs III LLC
Pavilion 2 Condo Property LLC
Trustees Deed
$1,128,000 · First Citizens Bk
Jan 7, 2013
—
Reston Hospital Center LLC
—
Deed Of Trust
related
$1,250,000,000 · Bank Of America
May 21, 2012
—
Reston Hospital Center LLC
—
Deed Of Trust
related
$1,500,000 · Bank Of America
Oct 13, 2011
—
Reston Hospital Center LLC
—
Deed Of Trust
related
—
Jun 22, 2011
—
Reston Hospital Center LLC
—
Deed Of Trust
related
$1,500,000,000 · Bank Of America
Oct 20, 2009
—
Reston Hospital Center LLC
—
Deed Of Trust
related
—
Jun 25, 2009
—
Reston Hospital Center LLC
—
Deed Of Trust
related
$2,340,630 · Bank Of America
Feb 20, 2007
—
Reston Hospital Center LLC
—
Grant Deed
related
—
Feb 15, 2006
$742,134
Doctors Investment Group LLC
Reston Hospital Center LLC
Grant Deed
$770,000 · Mark I Rubinstein
—
—
Reston Hospital Center LLC
—
Loan Modification
related
$1,500,000,000 · Bank Of America
—
—
Reston Hospital Center LLC
—
Loan Modification
related
$1,200,000,000 · Bank Of America
—
—
Reston Hospital Center LLC
—
Deed Of Trust
related
$200,096,974 · Bank Of America
—
—
Reston Hospital Center LLC
—
Loan Modification
related
$2,000,000,000 · Bank Of America
—
—
Reston Hospital Center LLC
—
Loan Modification
related
$200,096,974 · Bank Of America
—
—
Reston Hospital Center LLC
—
Deed Of Trust
related
—
—
—
Reston Hospital Center LLC
—
Loan Modification
related
$1,400,000,000 · Bank Of America
—
—
1850towncenterdrive LLC
—
Deed Of Trust
related
$666,000 · Business Fin Grp
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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