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Property profile & analytics
FOR LEASE
Office buildings
8010 Towers Crescent Dr Vienna, VA 22182
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1831643
For Lease
1 / 5
$44 SF/Yr
8010 Towers Crescent Dr, Vienna, VA 22182
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
310,604 SF
Lot
5.24 ac (228,284 SF)
Zoning code
PDC(COM/INDUST/RETAIL)
APN
039-2-29-0001-E
UPID
US87-1831643
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
-
CCRM Fertility of Northern Virginia - Vienna Medical Clinic
-
Mark Payson, MD Physician
-
Carter Owen, MD Physician
-
Anne Martini, DO Physician
-
Alexander S. Brown - RBC Wealth Management Financial Advisor Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$68.25M
Comparable Approach
Comparable
$82.58M
Blend (final)
Blend
$63.69M
Owner & transaction history
Caring Towers Crescent Investor LLC · 2 yrs held
Caring Towers Crescent Investor LLC
since 2024
3 recorded transactions
Zoning & alternative use
PDC(COM/INDUST/RETAIL) · Vienna, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ch 18 zoning 2023
Top alternative use upside
Industrial (general)
$105.7M
+19.6%
Auto repair, garage
$103.7M
+17.4%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$73,935,000
6.5%
$68,245,000
7%
$63,370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$88,305,000
Current use
INDUSTRIAL (GENERAL)
$105,650,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$103,700,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$63.69M
Range $57.32M – $70.05M · ±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
$205 / 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
$1,155,788
Tax year 2024
Assessed value
$81,193,390
Assessed 2024
Previous assessed
$93,374,580
-13.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$12,362,830
Assessed improvement
$68,830,560
Land market value
$12,362,830
Improvement market value
$68,830,560
Total market value
$81,193,390
Applied tax rate
7.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Heating
NONE
Stories
9
Total area
310,604 SF
Lot
5.24 ac (228,284 SF)
Zoning code
PDC(COM/INDUST/RETAIL)
APN
039-2-29-0001-E
UPID
US87-1831643
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(COM/INDUST/RETAIL) · Vienna, VAZoning PDC(COM/INDUST/RETAIL) · permitted uses
PDC(COM/INDUST/RETAIL) · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ch 18 zoning 2023
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$88.3M
INDUSTRIAL (GENERAL)
Est. value
$105.7M
AUTO REPAIR, GARAGE
Est. value
$103.7M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
NONE
Stories
9
Lot
5.24 ac
Current owner
From public records · entity-resolved
Caring Towers Crescent Investor LLC
Entity
Free & Clear · 2 yrs held
Mailing address
900 COTTAGE GRV RD, BLOOMFIELD, CT 06002-2920
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 19, 2024
—
Caring Towers Crescent Investor LLC
Towers Crescent LLC
Special Warranty Deed
—
Jul 1, 2014
—
Towers Crescent LLC
—
Loan Modification
related
$33,537,714 · Connecticut General Life Ins
Dec 1, 2004
—
Towers Crescent LLC
Owner Name Unavailable
Grant Deed
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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