Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$249,990,000
Garden apartment buildings
2149 San Moritz Cir Herndon, VA 20170-5962
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0951096
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2001
Construction
FRAME
Total area
490,340 SF
Lot
18.3 ac (797,161 SF)
Zoning code
PDH-20(RESIDENTIAL 20 DU)
APN
016-1-01-0010
UPID
US87-0951096
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
Current use
Occupant on record · Public records
-
dyab appliance repair Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$249.99M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$249.99M
Owner & transaction history
Bmf V Va Dulles Greene LLC · 1 yrs held
Bmf V Va Dulles Greene LLC
since 2024
Last sale
$250.0M
6 recorded transactions
Zoning & alternative use
PDH-20(RESIDENTIAL 20 DU) · Herndon, 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 Herndon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Herndon 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
$249,990,000
ML approach
$249,990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$249.99M
Range $224.99M – $274.99M · ±10% · vs last sale $249.99M (Oct 1 2024)
Last sale anchor
$249.99M
Oct 1 2024
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
$510 / 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
$1,552,942
Tax year 2024
Assessed value
$117,780,950
Assessed 2024
Previous assessed
$117,780,950
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$18,869,760
Assessed improvement
$98,911,190
Land market value
$18,869,760
Improvement market value
$98,911,190
Total market value
$117,780,950
Applied tax rate
200.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2001
Construction
FRAME
Heating
OTHER
Cooling
YES
Stories
4
Total area
490,340 SF
Lot
18.3 ac (797,161 SF)
Zoning code
PDH-20(RESIDENTIAL 20 DU)
APN
016-1-01-0010
UPID
US87-0951096
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-20(RESIDENTIAL 20 DU) · Herndon, VA
Zoning PDH-20(RESIDENTIAL 20 DU) · permitted uses
PDH-20(RESIDENTIAL 20 DU) · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Herndon. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2001
Construction
FRAME
Heating
OTHER
Cooling
Yes
Stories
4
Lot
18.3 ac
Current owner
From public records · entity-resolved
Bmf V Va Dulles Greene LLC
Entity
Mailing address
111 E SEGO LILY DR STE #400, SANDY, UT 84070-4422
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
$249,992,250
Bmf V Va Dulles Greene LLC
Dulles Greene Gardens LLC
Special Warranty Deed
$6,500,000 · Jll Real Estate Capital LLC
Sep 24, 2021
—
Dulles Greene Gardens LLC
—
Deed
related
$11,000,000 · Jill Real Estate Capital LLC
Aug 31, 2018
—
Dulles Greene Gardens LLC
—
Loan Modification
related
$128,000,000 · Jones Lang Lasalle Multifamily
Aug 31, 2018
$193,000
Dulles Greene Gardens LLC
Dulles Green I LLC
Grant Deed
related
—
Aug 1, 2013
—
Dulles Greene II LLC
Dulles Greene Partners LP
Quit Claim Deed
related
—
—
—
Dulles Greene II LLC
—
Loan Modification
related
$56,473,000 · Berkadia Commercial Mortgage
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2149 San Moritz Cir?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
