Entity Owned 
For Sale
$875,000
255 Sunset Park Dr,Unit 255, Herndon, VA 20170
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Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Total area
2,224 SF
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-4-21-0255
UPID
US87-3891192
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$280k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$280k
Owner & transaction history
since 2007
2 recorded transactions
Zoning & alternative use
PD-SC(PLANNED DEV SHOP CE · 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 3 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$280k
Value range
$252k – $308k
±10% around blend
Estimated value / SF
$126 / SF
Confidence
Low
3 county-verified comps
Property data
63
Market benchmarks
33
Comparable evidence
30
Income certainty
100
$252k
blend $280k
$308k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,224 SF
APN
016-4-21-0255
Zoning
PD-SC(PLANNED DEV SHOP CE
Assessed value
$518,190
Annual tax
$8,827
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$8,827
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$970k
Weighted, 3 comps · low confidence
Evidence
3 found · 3 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
17.4 mi away · 1,770 SF
23.0 mi away · 1,745 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$280k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 257 sales
$293
-57%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $126/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
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 3 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
4.81%
Selected cap rate for this warehouses
Derived from the Herndon market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.81%
9.0%
NOI (est.)
$42k *
* 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$875k
Move the market yield to see immediate price impact.
Value / SF
$394
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
4.31%4.81%5.31%
$38k
$879k
$788k
$714k
$42k
$977k
$875k
$793k
$46k
$1.07M
$963k
$872k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
3 found
Low confidence · county-verified
Closest comparable
$1.60M
15.6 mi · Jan 2026 · $585/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,827
Tax year 2024
Assessed value
$518,190
Assessed 2024
Previous assessed
$518,190
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$103,640
Assessed improvement
$414,550
Land market value
$103,640
Improvement market value
$414,550
Total market value
$518,190
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
For Sale
Heating
NONE
Total area
2,224 SF
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-4-21-0255
UPID
US87-3891192
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PD-SC(PLANNED DEV SHOP CE · Herndon, VAZoning PD-SC(PLANNED DEV SHOP CE · permitted uses
PD-SC(PLANNED DEV SHOP CE · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Heating
NONE
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD-SC(PLANNED DEV SHOP CE
Jurisdiction
Herndon, VA
Recorded code
PD-SC(PLANNED DEV SHOP CE
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
Private report access
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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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