Trust Owned 
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555 Grove St, Herndon, VA 20170
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
CONCRETE
Total area
75,263 SF
Lot
3.27 ac (142,295 SF)
Zoning code
CS(COMM SERVICES DISTRICT
APN
016-2-02-0190-C
UPID
US87-0378491
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
-
Corporate Office Business Park
-
Dental Office
-
Law Firm
-
Dental Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$23.38M
Comparable Approach
Comparable
$17.32M
Blend (final)
Blend
$17.15M
Owner & transaction history
since 2022
2 recorded transactions
Zoning & alternative use
CS(COMM SERVICES DISTRICT · Herndon, VA
Top alternative use upside
Neighborhood: shopping center
$27.8M
+31.5%
Industrial (general)
$25.6M
+21.3%
Auto repair, garage
$25.1M
+19.1%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 8 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$17.15M
Value range
$15.44M – $18.87M
±10% around blend
Estimated value / SF
$228 / SF
Confidence
High
8 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
80
Income certainty
100
$15.44M
blend $17.15M
$18.87M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
75,263 SF
Lot area
3.27 ac
Year built
1986
Stories
3
APN
016-2-02-0190-C
Zoning
CS(COMM SERVICES DISTRICT
Assessed value
$5,733,610
Annual tax
$97,672
3
Income approach: direct capitalization
Partial preview
Income approach indication
$23.38M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$25.33M
@ 6.5% CAP return
$23.38M
@ 7% CAP return
$21.71M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$97,672
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$18.58M
Weighted, 8 comps · high confidence
Evidence
8 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.5 mi away · 80,256 SF
9.7 mi away · 88,798 SF
14.7 mi away · 93,000 SF
16.7 mi away · 82,728 SF
18.3 mi away · 68,405 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.15M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 66 sales
$280
-19%
Submarket 170 sales
$290
-21%
County 837 sales
$289
-21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $228/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+32%
vs current-use indication
Industrial (general)
Auto Repair, Garage
Warehouse, Storage
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
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
Market benchmark
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 8 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$670k
Move the market yield to see immediate price impact.
Value / SF
$9
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%
$42k
$844k
$603k
$469k
$47k
$938k
$670k
$521k
$52k
$1.03M
$737k
$573k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
8 found
High confidence · county-verified
Closest comparable
$21.50M
3.0 mi · Jan 2026 · $267/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$97,672
Tax year 2024
Assessed value
$5,733,610
Assessed 2024
Previous assessed
$6,017,680
-4.7% YoY
Effective rate
1.70%
On assessed value
Assessed land
$1,505,260
Assessed improvement
$4,228,350
Land market value
$1,505,260
Improvement market value
$4,228,350
Total market value
$5,733,610
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1986
Construction
CONCRETE
Heating
OTHER
Cooling
YES
Stories
3
Total area
75,263 SF
Lot
3.27 ac (142,295 SF)
Zoning code
CS(COMM SERVICES DISTRICT
APN
016-2-02-0190-C
UPID
US87-0378491
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CS(COMM SERVICES DISTRICT · Herndon, VAZoning CS(COMM SERVICES DISTRICT · permitted uses
CS(COMM SERVICES DISTRICT · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1986
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
3
Lot
3.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CS(COMM SERVICES DISTRICT
Jurisdiction
Herndon, VA
Recorded code
CS(COMM SERVICES DISTRICT
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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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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