2321 Dulles Sta Blvd Ste A Herndon, VA 20171-6276
Entity Owned
4-yr Hold
Absentee Owner
Estimated value (blended)
$57.12M
Range $51.40M – $62.83M (±10%)
Implied cap rate
4.70%
In-place · NOI ÷ last sale
Property ID
US87-0520235
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Total area
193,818 SF
Lot
3.51 ac (152,772 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-05-0002-A
UPID
US87-0520235
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Dental Office
-
Restaurant
-
Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$44.64M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$57.12M
Owner & transaction history
since 2021
Last sale
$61.0M
7 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · 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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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$57.12M
Value range
$51.40M – $62.83M
±10% around blend
Estimated value / SF
$295 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$51.40M
blend $57.12M
$62.83M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
193,818 SF
Lot area
3.51 ac
Stories
4
APN
015-4-05-0002-A
Assessed value
$50,003,970
Annual tax
$659,302
3
Income approach: direct capitalization
Partial preview
Income approach indication
$44.64M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$48.36M
@ 6.5% CAP return
$44.64M
@ 7% CAP return
$41.45M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$57.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 415 sales
$38,012
-99%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $295/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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
4.70%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.70%
9.0%
NOI (est.)
$4.27M *
Last sale · Oct 2021
$61.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$90.85M
Move the market yield to see immediate price impact.
Value / SF
$469
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
4.20%4.70%5.20%
$3.84M
$91.50M
$81.77M
$73.90M
$4.27M
$101.67M
$90.85M
$82.12M
$4.70M
$111.83M
$99.94M
$90.33M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$659,302
Tax year 2024
Assessed value
$50,003,970
Assessed 2024
Previous assessed
$51,039,000
-2.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$5,239,000
Assessed improvement
$44,764,970
Land market value
$5,239,000
Improvement market value
$44,764,970
Total market value
$50,003,970
Applied tax rate
200.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Heating
NONE
Stories
4
Total area
193,818 SF
Lot
3.51 ac (152,772 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-05-0002-A
UPID
US87-0520235
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VAZoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Stories
4
Lot
3.51 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDC(PLANNED DEV COMMERCIA
Jurisdiction
Herndon, VA
Recorded code
PDC(PLANNED DEV COMMERCIA
Ownership Intelligence
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What opens after registration
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
Private report access
See the ownership record for this address.
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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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