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Property profile & analytics
OFF-MARKET
Estimated value
$33,580,000
Office buildings
2214 Rock Hl Rd, Herndon, VA 20170-4233
Individually Owned
6-yr Hold
Free & Clear
Property ID
US87-3420760
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
147,384 SF
Lot
7.65 ac (333,334 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
015-2-01-0015-A
UPID
US87-3420760
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
-
2214 Rock Hill Rd Parking Parking Lot & Garage
-
George Mason University Executive Programs College Graduate School
-
Center for Innovative Technology Corporate Office
-
Innovative Technology Auth Business Service Center Corporate Office
-
NS8 Inc. (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$45.79M
Comparable Approach
Comparable
$33.92M
Blend (final)
Blend
$33.58M
Owner & transaction history
Innovation & Entrepreneurship · 6 yrs held
Innovation & Entrepreneurship
since 2020
6 recorded transactions
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$54.3M
+31.5%
Industrial (general)
$50.1M
+21.3%
Auto repair, garage
$49.2M
+19.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$49,600,000
6.5%
$45,785,000
7%
$42,515,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$41,320,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$54,340,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$50,130,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$49,205,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$43,250,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$33.58M
Range $30.22M – $36.94M · ±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
$228 / 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
$274,804
Tax year 2024
Assessed value
$19,037,310
Assessed 2024
Previous assessed
$22,359,580
-14.9% YoY
Effective rate
1.44%
On assessed value
Assessed land
$3,537,220
Assessed improvement
$15,500,090
Land market value
$3,537,220
Improvement market value
$15,500,090
Total market value
$19,037,310
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Stories
7
Total area
147,384 SF
Lot
7.65 ac (333,334 SF)
Zoning code
I-4(INDUST MEDIUM INTENSI
APN
015-2-01-0015-A
UPID
US87-3420760
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
I-4(INDUST MEDIUM INTENSI · Herndon, VA
Zoning I-4(INDUST MEDIUM INTENSI · permitted uses
I-4(INDUST MEDIUM INTENSI · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$41.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$54.3M
INDUSTRIAL (GENERAL)
Est. value
$50.1M
AUTO REPAIR, GARAGE
Est. value
$49.2M
WAREHOUSE, STORAGE
Est. value
$43.3M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
Heating
NONE
Stories
7
Lot
7.65 ac
Current owner
From public records · entity-resolved
Innovation & Entrepreneurship
Individual
Free & Clear · 6 yrs held
Mailing address
2214 ROCK HL RD STE #1, HERNDON, VA 20170-4231
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 18, 2026
—
Origami Re Growth Gp LLC
—
Deed
related
$20,000,000 · Pine25 Rivana LLC
Oct 1, 2024
—
Acore Capital Mortgage LP
—
Deed
related
—
Feb 5, 2021
—
Dwc Holdings LLC
—
Deed
related
$45,532,500 · Acore Capital Mortgage LP
Dec 29, 2020
—
Dwc Holdings LLC
—
Deed
related
$45,532,500 · Acore Cap Mtg LP
May 14, 2020
$42,098,700
Innovation & Entrepreneurship
Commonwealth Of Virginia Dept/gen
Quit Claim Deed
related
—
—
—
Dwc Holdings LLC
—
Loan Modification
related
$45,532,500 · Acore Cap Mtg LP
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
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