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Property profile & analytics
OFF-MARKET
Estimated value
$12,165,000
Warehouses
2770 Towerview Rd Herndon, VA 20171-3204
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0758857
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1989
Construction
STEEL FRAME
Total area
61,140 SF
Lot
11.69 ac (509,165 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-2-01-0014-C
UPID
US87-0758857
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
$8.72M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.59M
Blend (final)
Blend
$12.17M
Owner & transaction history
Rp Industrial Owner II LLC · 4 yrs held
Rp Industrial Owner II LLC
since 2021
Last sale
$12.5M
7 recorded transactions
Zoning & alternative use
I-5(INDUSTRIAL GENERAL) · 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
Method
Estimation
Statistic approach
$12,060,000
ML approach
$8,715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$17,940,000
Current use
OFFICE BUILDING
$16,550,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$12.17M
Range $10.95M – $13.38M · ±10% · vs last sale $12.50M (Oct 12 2021)
Last sale anchor
$12.50M
Oct 12 2021
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
$199 / 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
$104,605
Tax year 2024
Assessed value
$7,348,460
Assessed 2024
Previous assessed
$6,204,430
+18.4% YoY
Effective rate
1.42%
On assessed value
Assessed land
$2,436,660
Assessed improvement
$4,911,800
Land market value
$2,436,660
Improvement market value
$4,911,800
Total market value
$7,348,460
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
61,140 SF
Lot
11.69 ac (509,165 SF)
Zoning code
I-5(INDUSTRIAL GENERAL)
APN
024-2-01-0014-C
UPID
US87-0758857
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
$17.9M
OFFICE BUILDING
Est. value
$16.6M
WAREHOUSE, STORAGE Current
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
11.69 ac
Current owner
From public records · entity-resolved
Rp Industrial Owner II LLC
Entity
Mailing address
14555 AVION PKWY #110, CHANTILLY, VA 20151-1117
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2021
$12,500,000
Rp Industrial Owner II LLC
Towerview No 10 LLC
Special Warranty Deed
—
Dec 16, 2020
—
Towerview No 10 LLC
—
Deed
related
$6,350,000 · Atlantic Union Bank
Jan 11, 2011
—
Towerview 10 LLC
—
Deed Of Trust
related
$3,700,000 · Cardinal Bank
—
—
Towerview No 10 LLC
—
Loan Modification
related
$550,000 · Business Bank
—
—
Towerview No 10 LLC
—
Deed Of Trust
related
$3,700,000 · Cardinal Bank
—
—
Towerview No 10 LLC
—
Deed Of Trust
related
$3,300,000 · Business Bank
—
—
Towerview No 10 LLC
—
Deed Of Trust
related
$200,000 · Business Bank
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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