Entity Owned 
For Lease
Contact for pricing
301 Spring St, Herndon, VA 20170
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Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1975
Construction
CONCRETE BLOCKS
Total area
77,505 SF
Lot
3.88 ac (168,916 SF)
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-2-02-0174-D
UPID
US87-0625770
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$13.44M
Comparable Approach
Comparable
$14.58M
Blend (final)
Blend
$12.40M
Owner & transaction history
since 2005
4 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.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.40M
Value range
$11.16M – $13.64M
±10% around blend
Estimated value / SF
$160 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$11.16M
blend $12.40M
$13.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
77,505 SF
Lot area
3.88 ac
Year built
1975
Stories
1
APN
016-2-02-0174-D
Zoning
PD-SC(PLANNED DEV SHOP CE
Assessed value
$9,253,180
Annual tax
$157,628
3
Income approach: direct capitalization
Partial preview
Income approach indication
$13.44M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$14.56M
@ 6.5% CAP return
$13.44M
@ 7% CAP return
$12.48M
4
Sales comparison
Partial preview
Sales approach indication
$14.58M
Range $14.58M – $33.00M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 257 sales
$293
-45%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $160/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
Not available
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
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$9.25M
Move the market yield to see immediate price impact.
Value / SF
$119
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
5.00%7.00%9.00%
$583k
$11.66M
$8.33M
$6.48M
$648k
$12.95M
$9.25M
$7.20M
$712k
$14.25M
$10.18M
$7.92M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$157,628
Tax year 2024
Assessed value
$9,253,180
Assessed 2024
Previous assessed
$8,654,450
+6.9% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,351,330
Assessed improvement
$7,901,850
Land market value
$1,351,330
Improvement market value
$7,901,850
Total market value
$9,253,180
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 Lease
Year built
1975
Construction
CONCRETE BLOCKS
Heating
ELECTRIC
Stories
1
Total area
77,505 SF
Lot
3.88 ac (168,916 SF)
Zoning code
PD-SC(PLANNED DEV SHOP CE
APN
016-2-02-0174-D
UPID
US87-0625770
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
Year built
1975
Construction
CONCRETE BLOCKS
Heating
ELECTRIC
Stories
1
Lot
3.88 ac
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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What opens after registration
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
See the ownership record for this address.
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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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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