Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
107,898 SF
Lot
2.93 ac (127,747 SF)
Zoning code
PD-T(PLANNED DEV-TRANSIT)
APN
016-4-02-0026-A1
UPID
US87-1499364
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
$10.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$15.41M
Blend (final)
Blend
$14.90M
Owner & transaction history
since 2022
Last sale
$14.2M
1 recorded transaction
Zoning & alternative use
PD-T(PLANNED DEV-TRANSIT) · Herndon, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.90M
Value range
$13.41M – $16.39M
±10% around blend
Estimated value / SF
$138 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$13.41M
blend $14.90M
$16.39M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
107,898 SF
Lot area
2.93 ac
Stories
4
APN
016-4-02-0026-A1
Zoning
PD-T(PLANNED DEV-TRANSIT)
Assessed value
$16,256,920
Annual tax
$276,937
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$17.17M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.5 mi away · 80,256 SF
9.7 mi away · 88,798 SF
14.3 mi away · 135,102 SF
15.5 mi away · 93,000 SF
15.8 mi away · 114,606 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.90M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$280
-51%
Submarket 170 sales
$290
-52%
County 837 sales
$289
-52%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $138/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
Not available
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: replacement-cost inputs are not on file.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$14.18M
Move the market yield to see immediate price impact.
Value / SF
$131
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
5.00%7.00%9.00%
$893k
$17.87M
$12.76M
$9.93M
$993k
$19.85M
$14.18M
$11.03M
$1.09M
$21.84M
$15.60M
$12.13M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$21.50M
3.0 mi · Jan 2026 · $267/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$276,937
Tax year 2024
Assessed value
$16,256,920
Assessed 2024
Previous assessed
$16,949,260
-4.1% YoY
Effective rate
1.70%
On assessed value
Assessed land
$5,365,370
Assessed improvement
$10,891,550
Land market value
$5,365,370
Improvement market value
$10,891,550
Total market value
$16,256,920
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Stories
4
Total area
107,898 SF
Lot
2.93 ac (127,747 SF)
Zoning code
PD-T(PLANNED DEV-TRANSIT)
APN
016-4-02-0026-A1
UPID
US87-1499364
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PD-T(PLANNED DEV-TRANSIT) · Herndon, VAZoning PD-T(PLANNED DEV-TRANSIT) · permitted uses
PD-T(PLANNED DEV-TRANSIT) · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Stories
4
Lot
2.93 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD-T(PLANNED DEV-TRANSIT)
Jurisdiction
Herndon, VA
Recorded code
PD-T(PLANNED DEV-TRANSIT)
Ownership Intelligence
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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
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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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