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Property profile & analytics
OFF-MARKET
Estimated value
$42,625,000
Office buildings
570 Herndon Pkwy, Herndon, VA 20170-5247
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0845411
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
200,735 SF
Lot
15.46 ac (673,545 SF)
Zoning code
O&L I(OFFICE &LIGHT INDUS
APN
016-4-10-0001-A5
UPID
US87-0845411
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
-
Eye Level - Herndon Training Center Tutoring Service
-
JELLYFISH (Bike/Boat/Book/etc) Store Corporate Office
-
FedEx Drop Box Postal Service Courier Service
-
Capital Sciences Corporate Office
-
C A Murren and Sons Mid Atlantic Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$46.19M
Blend (final)
Blend
$42.63M
Owner & transaction history
Mbc Property Owner LLC · 4 yrs held
Mbc Property Owner LLC
since 2021
Last sale
$41.3M
1 recorded transaction
Zoning & alternative use
O&L I(OFFICE &LIGHT INDUS · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$68.3M
+21.3%
Auto repair, garage
$67.0M
+19.1%
Warehouse, storage
$58.9M
+4.7%
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
$41,805,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$56,280,000
Current use
INDUSTRIAL (GENERAL)
$68,280,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$67,015,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$58,905,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$42.63M
Range $38.36M – $46.89M · ±10% · vs last sale $41.25M (Jul 19 2021)
Last sale anchor
$41.25M
Jul 19 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
$212 / 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
$255,906
Tax year 2024
Assessed value
$15,022,370
Assessed 2024
Previous assessed
$17,465,710
-14.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$4,668,000
Assessed improvement
$10,354,370
Land market value
$4,668,000
Improvement market value
$10,354,370
Total market value
$15,022,370
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
3
Total area
200,735 SF
Lot
15.46 ac (673,545 SF)
Zoning code
O&L I(OFFICE &LIGHT INDUS
APN
016-4-10-0001-A5
UPID
US87-0845411
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
O&L I(OFFICE &LIGHT INDUS · Herndon, VA
Zoning O&L I(OFFICE &LIGHT INDUS · permitted uses
O&L I(OFFICE &LIGHT INDUS · 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
OFFICE BUILDING Current
Est. value
$56.3M
INDUSTRIAL (GENERAL)
Est. value
$68.3M
AUTO REPAIR, GARAGE
Est. value
$67.0M
WAREHOUSE, STORAGE
Est. value
$58.9M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
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
1986
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
3
Lot
15.46 ac
Current owner
From public records · entity-resolved
Mbc Property Owner LLC
Entity
Mailing address
235 MONTGOMERY ST FL, SAN FRANCISCO, CA 94104
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2021
$41,250,000
Mbc Property Owner LLC
Ps Business Parks LP
Special Warranty Deed
$21,700,000 · Bank Of America NA
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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