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Property profile & analytics
OFF-MARKET
Estimated value
$2,690,000
High-rise multifamily apartments
1855 Saint Francis St LL07 Reston, VA 20190-6247
Individually Owned
6-yr Hold
Absentee Owner
Property ID
US87-2700244
Property profile
Verified
Property type
High-rise multifamily apartments
Use group
HIGH-RISE APARTMENTS
Total area
342,135 SF
Lot
0.67 ac (29,378 SF)
Zoning code
PRC(RESIDENTIAL DEVELOPME
APN
017-1-16-0018-B4
UPID
US87-2700244
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
$2.69M
Owner & transaction history
Cherner Residential-cf Cosmopo · 6 yrs held
Cherner Residential-cf Cosmopo
since 2020
7 recorded transactions
Zoning & alternative use
PRC(RESIDENTIAL DEVELOPME · Reston, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$8 / 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
$1,186,052
Tax year 2024
Assessed value
$96,702,140
Assessed 2024
Previous assessed
$109,506,200
-11.7% YoY
Effective rate
1.23%
On assessed value
Assessed land
$10,982,000
Assessed improvement
$85,720,140
Land market value
$10,982,000
Improvement market value
$85,720,140
Total market value
$96,702,140
Applied tax rate
105.0000
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
21
Total area
342,135 SF
Lot
0.67 ac (29,378 SF)
Zoning code
PRC(RESIDENTIAL DEVELOPME
APN
017-1-16-0018-B4
UPID
US87-2700244
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PRC(RESIDENTIAL DEVELOPME · Reston, VA
Zoning PRC(RESIDENTIAL DEVELOPME · permitted uses
PRC(RESIDENTIAL DEVELOPME · 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.
Building & site characteristics
From public records
Heating
NONE
Stories
21
Lot
0.67 ac
Current owner
From public records · entity-resolved
Cherner Residential-cf Cosmopo
Individual
Mailing address
8550 LEESBURG PIKE, VIENNA, VA 22182-2213
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2020
—
Cherner Residential-cf Cosmopo
—
Deed
related
$72,000,000 · Grandbridge R/e Cap
May 4, 2020
—
Cherner Residential-cf Cosmopo
—
Deed
related
$15,039,826 · Truist Bk
Apr 15, 2020
$120,000,000
Cherner Residential-cf Cosmopo
Cosmopolitan Lincoln LLC
Correction Deed
related
—
Mar 24, 2020
$120,000,000
Residential-cf Cosmopo Cherner
Cosmopolitan Lincoln LLC
Correction Deed
related
—
Mar 13, 2020
$120,000,000
Cherner Residential-cf Cosmopo
Cosmopolitan Lincoln LLC
Grant Deed
related
—
Mar 13, 2020
—
Cherner Residential-cf Cosmopo
—
Deed
related
$7,039,826 · Truist Bk
Dec 9, 2016
—
Cosmopolitan Circle Assocs L
—
Deed
related
$81,980,000 · Citibank NA #2015-k720 (ce)
—
—
Cherner Residential-cf Cosmopo
—
Loan Modification
related
$15,039,826 · Truist Bk
—
—
Cherner Residential-cf Cosmopo
—
Deed Of Trust
related
$7,039,826 · Truist Bk
—
—
Cosmopolitan Circle Assocs L
—
Loan Modification
related
$81,980,000 · Citibank NA #2015-k720 (ce)
—
—
Cherner Residential-cf Cosmopo
—
Loan Modification
related
$72,000,000 · Grandbridge R/e Cap
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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