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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Assisted living facilities
2978 Centreville Rd, Herndon, VA 20171-6253
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US87-2361257
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
83,720 SF
Lot
4.09 ac (177,998 SF)
Zoning code
PLANNED RES MIXED USE
APN
024-4-01-0011-D
UPID
US87-2361257
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
Current use
Occupant on record · Public records
-
Dulles Health and Rehab Center Rehabilitation Center Nursing Home
-
Megan Stuart Physician
-
Chantal Lewis Physician
-
Mildred Medrano Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.22M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$1.55M
Owner & transaction history
M&t Bank · 3 yrs held
M&t Bank
since 2023
6 recorded transactions
Zoning & alternative use
PLANNED RES MIXED USE · 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
by Request
ML approach
$1,220,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,950,000
Current use
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10%
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
$19 / 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
$175,820
Tax year 2024
Assessed value
$13,540,270
Assessed 2024
Previous assessed
$13,038,220
+3.9% YoY
Effective rate
1.30%
On assessed value
Assessed land
$5,727,000
Assessed improvement
$7,813,270
Land market value
$5,727,000
Improvement market value
$7,813,270
Total market value
$13,540,270
Applied tax rate
90,028.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Stories
2
Total area
83,720 SF
Lot
4.09 ac (177,998 SF)
Zoning code
PLANNED RES MIXED USE
APN
024-4-01-0011-D
UPID
US87-2361257
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED RES MIXED USE · Herndon, VA
Zoning PLANNED RES MIXED USE · permitted uses
PLANNED RES MIXED USE · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$2.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
Heating
NONE
Stories
2
Lot
4.09 ac
Current owner
From public records · entity-resolved
M&t Bank
Entity
Mailing address
5372 FALLOWATER LN STE #200, ROANOKE, VA 24018-0909
Mailing matches property
Yes
Owner-occupied
Yes
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 29, 2023
—
Nvhi I LLC
—
Deed
related
$34,382,900 · M&t Realty Capital Corporation
Jun 28, 2023
—
M&t Bank
Nvhi I LLC
Foreclosure
related
—
Oct 28, 2021
—
Nvhi 1 LLC
—
Deed
related
$33,200,000 · M & T Bank
Jun 4, 2020
—
Nvhi I LLC
—
Deed
related
$22,978,200 · M&t Rlty Cap
Nov 8, 2013
—
Nvhi I LLC
—
Deed Of Trust
related
$21,612,232 · Manufacturers & Traders Tr
—
—
Nvhi I LLC
—
Loan Modification
related
$22,978,200 · M&t Rlty Cap
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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