Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
CONCRETE
Total area
236,200 SF
Lot
3.01 ac (131,192 SF)
Zoning code
C-4(HIGH DENSITY OFFICE)
APN
029-3-15-0003-B
UPID
US87-0104043
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
-
Daycare Center
-
Business Management Consultant Corporate Campus
-
Electric Vehicle Charging Station
-
Corporate Office
-
Corporate Office
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$73.38M
Comparable Approach
Comparable
$56.25M
Blend (final)
Blend
$56.12M
Owner & transaction history
since 2020
Last sale
$57.0M
5 recorded transactions
Zoning & alternative use
C-4(HIGH DENSITY OFFICE) · Mclean, 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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$56.12M
Value range
$50.51M – $61.73M
±10% around blend
Estimated value / SF
$238 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
50
$50.51M
blend $56.12M
$61.73M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
236,200 SF
Lot area
3.01 ac
Year built
1997
Stories
10
APN
029-3-15-0003-B
Zoning
C-4(HIGH DENSITY OFFICE)
Assessed value
$43,887,500
Annual tax
$624,739
3
Income approach: direct capitalization
Partial preview
Income approach indication
$73.38M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$79.49M
@ 6.5% CAP return
$73.38M
@ 7% CAP return
$68.14M
4
Sales comparison
Partial preview
Sales approach indication
$16.32M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.0 mi away · 287,628 SF
8.6 mi away · 239,241 SF
8.6 mi away · 239,241 SF
10.3 mi away · 195,480 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$56.12M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 30 sales
$394
-40%
County 837 sales
$289
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $238/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
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
8.80%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.80%
9.0%
NOI (est.)
$3.99M *
Last sale · Apr 2020
$57.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$45.34M
Move the market yield to see immediate price impact.
Value / SF
$192
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
8.30%8.80%9.30%
$3.59M
$43.27M
$40.81M
$38.61M
$3.99M
$48.07M
$45.34M
$42.90M
$4.39M
$52.88M
$49.87M
$47.19M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$37.00M
1.1 mi · Sep 2025 · $183/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$624,739
Tax year 2024
Assessed value
$43,887,500
Assessed 2024
Previous assessed
$50,524,500
-13.1% YoY
Effective rate
1.42%
On assessed value
Assessed land
$9,391,410
Assessed improvement
$34,496,090
Land market value
$9,391,410
Improvement market value
$34,496,090
Total market value
$43,887,500
Applied tax rate
7.0000
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
Off-Market
Year built
1997
Construction
CONCRETE
Heating
OTHER
Cooling
YES
Stories
10
Total area
236,200 SF
Lot
3.01 ac (131,192 SF)
Zoning code
C-4(HIGH DENSITY OFFICE)
APN
029-3-15-0003-B
UPID
US87-0104043
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-4(HIGH DENSITY OFFICE) · Mclean, VAZoning C-4(HIGH DENSITY OFFICE) · permitted uses
C-4(HIGH DENSITY OFFICE) · Mclean, 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
1997
Construction
CONCRETE
Heating
OTHER
Cooling
Yes
Stories
10
Lot
3.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-4(HIGH DENSITY OFFICE)
Jurisdiction
Mclean, VA
Recorded code
C-4(HIGH DENSITY OFFICE)
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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