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Property profile & analytics
OFF-MARKET
Estimated value
$18,595,000
Garden apartment buildings
250 Reneau Way, Herndon, VA 20170-4529
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0703194
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1975
Construction
CONCRETE BLOCKS
Total area
227,448 SF
Lot
20.07 ac (874,032 SF)
Zoning code
RM-1(MULTI-FAM 20UNITS/AC
APN
017-1-02-0005-D
UPID
US87-0703194
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.60M
Owner & transaction history
Stuart Woods II Project LLC · 7 yrs held
Stuart Woods II Project LLC
since 2019
2 recorded transactions
Zoning & alternative use
RM-1(MULTI-FAM 20UNITS/AC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$82 / 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
$567,038
Tax year 2024
Assessed value
$39,974,470
Assessed 2024
Previous assessed
$41,669,290
-4.1% YoY
Effective rate
1.42%
On assessed value
Assessed land
$8,864,020
Assessed improvement
$31,110,450
Land market value
$8,864,020
Improvement market value
$31,110,450
Total market value
$39,974,470
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
1975
Construction
CONCRETE BLOCKS
Heating
ELECTRIC
Cooling
YES
Stories
3
Rooms
945
Total area
227,448 SF
Lot
20.07 ac (874,032 SF)
Zoning code
RM-1(MULTI-FAM 20UNITS/AC
APN
017-1-02-0005-D
UPID
US87-0703194
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RM-1(MULTI-FAM 20UNITS/AC · Herndon, VA
Zoning RM-1(MULTI-FAM 20UNITS/AC · permitted uses
RM-1(MULTI-FAM 20UNITS/AC · 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
1975
Construction
CONCRETE BLOCKS
Heating
ELECTRIC
Cooling
Yes
Stories
3
Rooms
945
Lot
20.07 ac
Current owner
From public records · entity-resolved
Stuart Woods II Project LLC
Entity
Mailing address
3201 JERMANTOWN RD STE #700, FAIRFAX, VA 22030-2879
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2019
—
Stuart Woods II Project LLC
Stuart Woods II LP
Quit Claim Deed
related
$12,000,000 · Swiss Re Life & Health America
Jul 14, 2009
—
Stuart Woods II
Dwoskin Albert J
Grant Deed
$10,000,000 · Keycorp R E Capital Marketing
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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