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    2152 Rock Hill Rd Herndon, VA 20170
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    2152 Rock Hill Rd Herndon, VA 20170

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    • Commercial real estate
    • 4.41 lot acres
    For Sale
    $2,500,000
    View Listing →
    Herndon Metro-Adjacent Land For Sale
    $2,500,000

    Herndon Metro-Adjacent Land

    Rare 4.41-acre development site

    2152 Rock Hill Rd, Herndon, VA 20170
    View Listing
    Property ID
    US87-1182835
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2152 Rock Hill Rd

    Year built
    2021
    Lot size
    4.41 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 4.41-acre property at 2152 Rock Hill Road, Herndon, VA, presents a unique investment opportunity. Located just one to two blocks from the Innovation Metro station, this land parcel is one of the last undeveloped sites in this rapidly growing area between Dulles Airport and Washington, D.C. The property benefits from its proximity to significant ongoing developments, including a Greystar project featuring 400 apartments under construction on an adjacent parcel, and the upcoming Rivana and Peterson Companies projects. This prime location offers unparalleled access to the burgeoning Innovation Center. The site is zoned L-2 by Fairfax County, designating it for commercial use, and is one of only two such properties within the Innovation North core area. The land comprises three parcels in Loudoun County and one in Fairfax County. The area's potential is underscored by the recent $47 million sale of the 26-acre CIT site. The nearby Rivana development at Innovation Metro Center is underway and will include a substantial retail village, Class-A office space, residential units, a hotel, a performing arts venue, and expansive public parks. This blank canvas offers developers a chance to participate in the transformative growth of this vibrant community. Adjacent land is also available, with the possibility of acquiring even more acreage. The property's strategic location and zoning make it an ideal site for a mixed-use development, capitalizing on the area's exceptional transit access and burgeoning commercial activity. Further information regarding adjacent parcels and potential expansion is available upon request.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Herndon
    County
    Fairfax
    State
    Virginia
    Longitude
    -77.41785
    Latitude
    38.96592

    Comparable in this City

    • $8,000,000
      27,000 SF

      Herndon Religious Center & Residence

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    • $295,000
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      Herndon Office Space: Prime Location

      1,000 sq ft Office, Great Location
      299 Herndon Pkwy, Herndon, VA 20170
      View Details
    • $821,000
      2,940 SF

      Herndon Office Space - Two Units

      Prime Herndon location, two combined office units.
      108 Elden St, Herndon, VA 20170
      View Details
    • Contact for pricing

      Herndon Office Condo - Elden Street

      Prime Herndon office space, elevator access, seller financing.
      131 Elden St, Herndon, VA 20170
      View Details

    Similar Nearby for Sale

    • $8,000,000
      27,000 SF

      Herndon Religious Center & Residence

      Spacious 27,000 sq ft property on 4.73 acres
      11326 Leesburg Pike, Herndon, VA 20170
      View Details
    • $295,000
      1,000 SF

      Herndon Office Space: Prime Location

      1,000 sq ft Office, Great Location
      299 Herndon Pkwy, Herndon, VA 20170
      View Details
    • $821,000
      2,940 SF

      Herndon Office Space - Two Units

      Prime Herndon location, two combined office units.
      108 Elden St, Herndon, VA 20170
      View Details
    • Contact for pricing

      Herndon Office Condo - Elden Street

      Prime Herndon office space, elevator access, seller financing.
      131 Elden St, Herndon, VA 20170
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Herndon Office Space For Rent

      Flexible office spaces available in a convenient Herndon location.
      626 Grant St, Herndon, VA 20170
      View Details
    • Contact for pricing

      Tranquil Office Park in Herndon

      Office retreat with wooded setting near Fairfax County Parkway.
      423-491 Carlisle Dr, Herndon, VA 20170
      View Details
    • $30 SF/Yr
      5,571 SF

      Office Space Near W&OD Trail

      Office space with trail access and nearby amenities for lease.
      470 Springpark Pl, Herndon, VA 20170
      View Details
    • Contact for pricing
      3,162 SF

      Retail Space Anchored by HMart

      Retail space in Fairfax County, anchored by HMart.
      1228 Elden St, Herndon, VA 20170
      View Details
    • Contact for pricing
      24,000 SF

      Herndon Industrial Space Available

      24,000 square feet of industrial space for lease.
      251 Exchange Pl, Herndon, VA 20170
      View Details
    • Contact for pricing
      21,613 SF

      Herndon Office Space for Rent

      High-end, plug and play office space available for rent.
      12801-12825 Worldgate Dr, Herndon, VA 20170
      View Details
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    Herndon, VA 20170
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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