2361 Rolling Frk Cir Herndon, VA 20171-5308
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Estimated value (blended)
$128.28M
Range $115.45M – $141.10M (±10%)
Implied cap rate
4.20%
In-place · NOI ÷ last sale
Property ID
US87-0626169
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
2000
Construction
FRAME
Total area
396,112 SF
Lot
15.92 ac (693,478 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
016-3-11-0003
UPID
US87-0626169
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$91.22M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$128.28M
Owner & transaction history
since 2021
Last sale
$140.0M
6 recorded transactions
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · 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
$128.28M
Value range
$115.45M – $141.10M
±10% around blend
Estimated value / SF
$324 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$115.45M
blend $128.28M
$141.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
396,112 SF
Lot area
15.92 ac
Year built
2000
Stories
4
APN
016-3-11-0003
Assessed value
$125,214,240
Annual tax
$1,677,245
3
Income approach: direct capitalization
Partial preview
Income approach indication
$91.22M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$98.82M
@ 6.5% CAP return
$91.22M
@ 7% CAP return
$84.71M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$128.28M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/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 $324/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
4.20%
Implied, in-place cap rate for this garden 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 · 4.20%
9.0%
NOI (est.)
$9.80M *
Last sale · Jul 2021
$140.00M
* 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$233.33M
Move the market yield to see immediate price impact.
Value / SF
$589
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
3.70%4.20%4.70%
$8.82M
$238.38M
$210.00M
$187.66M
$9.80M
$264.86M
$233.33M
$208.51M
$10.78M
$291.35M
$256.67M
$229.36M
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
$1,677,245
Tax year 2024
Assessed value
$125,214,240
Assessed 2024
Previous assessed
$131,117,520
-4.5% YoY
Effective rate
1.34%
On assessed value
Assessed land
$17,781,120
Assessed improvement
$107,433,120
Land market value
$17,781,120
Improvement market value
$107,433,120
Total market value
$125,214,240
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
2000
Construction
FRAME
Heating
OTHER
Cooling
YES
Stories
4
Total area
396,112 SF
Lot
15.92 ac (693,478 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
016-3-11-0003
UPID
US87-0626169
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · Herndon, VAZoning PDH-30(RESIDENTIAL 30 DU) · permitted uses
PDH-30(RESIDENTIAL 30 DU) · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2000
Construction
FRAME
Heating
OTHER
Cooling
Yes
Stories
4
Lot
15.92 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDH-30(RESIDENTIAL 30 DU)
Jurisdiction
Herndon, VA
Recorded code
PDH-30(RESIDENTIAL 30 DU)
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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