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Property profile & analytics
OFF-MARKET
Estimated value
$15,925,000
Warehouses
2750 Towerview Rd Herndon, VA 20171
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1031459
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1989
Construction
STEEL FRAME
Total area
70,560 SF
Lot
6.72 ac (292,931 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-2-01-0012-C
UPID
US87-1031459
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
$15.93M
Owner & transaction history
Rp Industrial Owner III LP · 2 yrs held
Rp Industrial Owner III LP
since 2023
Last sale
$14.7M
2 recorded transactions
Zoning & alternative use
I-5(INDUSTRIAL GENERAL) · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$26.0M
+25.6%
Industrial (general)
$24.0M
+15.9%
Auto repair, garage
$23.6M
+13.8%
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
Method
Estimation
Statistic approach
$18,450,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$20,705,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$26,015,000
Change: +26% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$24,000,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$23,555,000
Change: +14% · Conversion: Easy
OFFICE BUILDING
$19,105,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$15.93M
Range $14.33M – $17.52M · ±10% · vs last sale $14.65M (Dec 7 2023)
Last sale anchor
$14.65M
Dec 7 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$226 / 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
$203,079
Tax year 2024
Assessed value
$14,266,160
Assessed 2024
Previous assessed
$7,986,460
+78.6% YoY
Effective rate
1.42%
On assessed value
Assessed land
$1,919,510
Assessed improvement
$12,346,650
Land market value
$1,919,510
Improvement market value
$12,346,650
Total market value
$14,266,160
Applied tax rate
9.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Construction
STEEL FRAME
Heating
OTHER
Stories
1
Total area
70,560 SF
Lot
6.72 ac (292,931 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-2-01-0012-C
UPID
US87-1031459
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
I-5(INDUSTRIAL GENERAL) · Herndon, VA
Zoning I-5(INDUSTRIAL GENERAL) · permitted uses
I-5(INDUSTRIAL GENERAL) · 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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$20.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$26.0M
INDUSTRIAL (GENERAL)
Est. value
$24.0M
AUTO REPAIR, GARAGE
Est. value
$23.6M
OFFICE BUILDING
Est. value
$19.1M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Construction
STEEL FRAME
Heating
OTHER
Stories
1
Lot
6.72 ac
Current owner
From public records · entity-resolved
Rp Industrial Owner III LP
Entity
Free & Clear · 2 yrs held
Mailing address
1255 23RD ST NW, WASHINGTON, DC 20037-1125
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Dec 7, 2023
$14,650,000
Rp Industrial Owner III LP
Rf Associates Of Fairfax LLC
Special Warranty Deed
—
Jul 12, 2023
—
Rf Associates Of Fairfax LLC
Frances A Riley
Special Warranty Deed
—
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.
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