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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Assisted living facilities
2980 Centreville Rd Herndon, VA 20171-6254
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-2296613
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
164,059 SF
Lot
4.27 ac (186,075 SF)
Zoning code
PLANNED RES MIXED USE
APN
024-4-01-0011-C
UPID
US87-2296613
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
-
Harmony at Chantilly Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.89M
Blend (final)
Blend
$2.13M
Owner & transaction history
Chantilly Al Investors LLC · 4 yrs held
Chantilly Al Investors LLC
since 2021
4 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
$1,350,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±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
$13 / 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
$271,320
Tax year 2024
Assessed value
$20,894,870
Assessed 2024
Previous assessed
$20,194,750
+3.5% YoY
Effective rate
1.30%
On assessed value
Assessed land
$5,760,000
Assessed improvement
$15,134,870
Land market value
$5,760,000
Improvement market value
$15,134,870
Total market value
$20,894,870
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
4
Total area
164,059 SF
Lot
4.27 ac (186,075 SF)
Zoning code
PLANNED RES MIXED USE
APN
024-4-01-0011-C
UPID
US87-2296613
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED RES MIXED USE · Herndon, VAZoning 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
Building & site characteristics
From public records
Heating
NONE
Stories
4
Lot
4.27 ac
Current owner
From public records · entity-resolved
Chantilly Al Investors LLC
Entity
Mailing address
4423 PHEASANT RDG RD STE #301, ROANOKE, VA 24014-5300
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2021
—
Chantilly Al Investors LLC
—
Deed
related
$41,380,000 · Berkadia Commercial Mortgage LLC
Oct 2, 2019
—
Chantilly Al Investors LLC
—
Deed
related
$40,100,000 · Berkadia Commercial Mortgage LLC
Nov 13, 2017
—
Chantilly Al Investors LLC
—
Grant Deed
related
$36,982,000 · M&t Bk
—
—
Chantilly Al Investors LLC
—
Deed Of Trust
related
$40,100,000 · Berkadia Com'l Mtg
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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