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Property profile & analytics
OFF-MARKET
Estimated value
$7,405,825,000
Garden apartment buildings
7965 Crianza Pl Vienna, VA 22182-4099
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1879448
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Total area
322,514 SF
Lot
4.81 ac (209,700 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
039-2-01-0013-A5
UPID
US87-1879448
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.41B
Owner & transaction history
Uscmf Reserve At Tysons Co · 7 yrs held
Uscmf Reserve At Tysons Co
since 2019
7 recorded transactions
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · Vienna, 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 Vienna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vienna 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$22,963 / 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
$1,199,511
Tax year 2024
Assessed value
$92,376,700
Assessed 2024
Previous assessed
$90,253,400
+2.4% YoY
Effective rate
1.30%
On assessed value
Assessed land
$14,513,130
Assessed improvement
$77,863,570
Land market value
$14,513,130
Improvement market value
$77,863,570
Total market value
$92,376,700
Applied tax rate
70.0000
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Heating
NONE
Stories
4
Total area
322,514 SF
Lot
4.81 ac (209,700 SF)
Zoning code
PDH-30(RESIDENTIAL 30 DU)
APN
039-2-01-0013-A5
UPID
US87-1879448
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-30(RESIDENTIAL 30 DU) · Vienna, VA
Zoning PDH-30(RESIDENTIAL 30 DU) · permitted uses
PDH-30(RESIDENTIAL 30 DU) · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vienna. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Stories
4
Lot
4.81 ac
Current owner
From public records · entity-resolved
Uscmf Reserve At Tysons Co
Entity
Mailing address
333 W WACKER DR STE #2800, CHICAGO, IL 60606-1336
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2024
—
Uscmf The Reserve At Tysons Corner
—
Deed
related
$130,702,000 · Capital One Bank NA
Feb 21, 2019
$144,100,000
Uscmf Reserve At Tysons Co
Shlp Tysons Reserve I LLC
Grant Deed
—
Apr 2, 2012
—
Shlp Tysons Reserve I LLC
—
Deed Of Trust
related
$223,000,000 · Wells Fargo Bank
Aug 27, 2008
—
Shlp Tysons Reserve I LLC
—
Grant Deed
related
$105,000,000 · Wells Fargo Bank
Jul 3, 2008
$42,778,815
Shlp Tysons Reserve II LLC
Hearthstone Multi-asset Entity
Grant Deed
—
—
—
Shlp Tysons Reserve I LLC
—
Deed Of Trust
related
—
—
—
Shlp Tysons Reserve I LLC
—
Deed Of Trust
related
$105,000,000 · Wells Fargo Bank
—
—
Shlp Tysons Reserve I LLC
—
Deed Of Trust
related
—
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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