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Property profile & analytics
OFF-MARKET
Estimated value
$24,325,000
Garden apartment buildings
2501 Farmcrest Dr Herndon, VA 20171-3141
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0764845
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1990
Construction
FRAME
Total area
302,950 SF
Lot
12.72 ac (553,956 SF)
Zoning code
PDH-16(RESIDENTIAL 16 DU)
APN
016-3-01-0023-B
UPID
US87-0764845
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
$24.33M
Owner & transaction history
Washreit Mcnair Farms LLC · 7 yrs held
Washreit Mcnair Farms LLC
since 2019
5 recorded transactions
Zoning & alternative use
PDH-16(RESIDENTIAL 16 DU) · 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
$80 / 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
$707,402
Tax year 2024
Assessed value
$61,061,860
Assessed 2024
Previous assessed
$63,740,140
-4.2% YoY
Effective rate
1.16%
On assessed value
Assessed land
$11,886,000
Assessed improvement
$49,175,860
Land market value
$11,886,000
Improvement market value
$49,175,860
Total market value
$61,061,860
Applied tax rate
10,000.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1990
Construction
FRAME
Heating
OTHER
Cooling
YES
Stories
3
Total area
302,950 SF
Lot
12.72 ac (553,956 SF)
Zoning code
PDH-16(RESIDENTIAL 16 DU)
APN
016-3-01-0023-B
UPID
US87-0764845
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-16(RESIDENTIAL 16 DU) · Herndon, VA
Zoning PDH-16(RESIDENTIAL 16 DU) · permitted uses
PDH-16(RESIDENTIAL 16 DU) · 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
1990
Construction
FRAME
Heating
OTHER
Cooling
Yes
Stories
3
Lot
12.72 ac
Current owner
From public records · entity-resolved
Washreit Mcnair Farms LLC
Entity
Mailing address
1775 I ST NW STE #1000, WASHINGTON, DC 20006-2404
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2019
$64,379,765
Washreit Mcnair Farms LLC
Magazine Vlg At Mnr Farms LP
Grant Deed
—
Dec 14, 2006
—
Magazine Village Of Mcnair Farms
—
Deed Of Trust
related
$410,000,000 · Morgan Stanley Mtg Capital INC
Apr 7, 2006
—
Magazine Village Of Mcnair Farms LP
Tc-mcnair Farms Co
Grant Deed
$786,800,000 · Morgan Stanley Mtg Capital INC
—
—
Magazine Village Of Mcnair Farms
—
Loan Modification
related
$44,850,000 · Capital One Multifamily Fin
—
—
Magazine Village Of Mcnair Farms
—
Deed Of Trust
related
$35,140,000 · Centerline Mtg Ptrs
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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