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Property profile & analytics
FOR LEASE
Office buildings
950 Herndon Pkwy Herndon, VA 20170
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0114869
For Lease
1 / 7
$3,900/Mo
950 Herndon Pkwy, Herndon, VA 20170
View Listing →
Property summary
AI-generated overview
This four-story, Class B office building at 950 Herndon Parkway, Herndon, VA 20170, offers 92,663 square feet of space, with suites ranging from 1,733 to 11,470 contiguous square feet. Currently, 23,815 square feet are vacant. Built in 1987 and renovated in 2015, the property features a 50-foot ceiling height, two hydraulic elevators, and ample parking (3.3 spaces per 1,000 square feet). The building boasts a Class A lobby and convenient on-site PNC Bank with a drive-thru. Located at the prominent corner of Herndon Parkway and Elden Street, it offers easy access to Dulles, Herndon, and Reston. The 4.58-acre lot is zoned CO and provides heavy power capabilities. This multi-tenant building presents a unique opportunity for businesses seeking executive or medical office space in a highly desirable Herndon location. Spec suites and plug-and-play options are available.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
STEEL FRAME
Total area
93,750 SF
Lot
3.73 ac (162,550 SF)
Zoning code
CO(COMMERCIAL OFFICE)
APN
016-1-02-0018-A
UPID
US87-0114869
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
-
Rosoka Software Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
ServiceTec International Inc Tech Support Center IT Consulting Firm
-
American Institute of Biological Sciences Association / Organization Corporate Office
-
Global Recovery Group LLC Corporate Office
-
PNC Mortgage Loan Service Bank
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$29.13M
Comparable Approach
Comparable
$21.57M
Blend (final)
Blend
$21.36M
Owner & transaction history
Cph 950 LLC · 20 yrs held
Cph 950 LLC
since 2005
3 recorded transactions
Zoning & alternative use
CO(COMMERCIAL OFFICE) · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$34.6M
+31.5%
Industrial (general)
$31.9M
+21.3%
Auto repair, garage
$31.3M
+19.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$31,550,000
6.5%
$29,125,000
7%
$27,040,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$26,285,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$34,565,000
Change: +32% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$31,890,000
Change: +21% · Conversion: Difficult
AUTO REPAIR, GARAGE
$31,300,000
Change: +19% · Conversion: Difficult
WAREHOUSE, STORAGE
$27,510,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$21.36M
Range $19.22M – $23.50M · ±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
$228 / 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
$165,898
Tax year 2024
Assessed value
$10,748,200
Assessed 2024
Previous assessed
$12,623,800
-14.9% YoY
Effective rate
1.54%
On assessed value
Assessed land
$1,875,000
Assessed improvement
$8,873,200
Land market value
$1,875,000
Improvement market value
$8,873,200
Total market value
$10,748,200
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
Year built
1987
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
4
Total area
93,750 SF
Lot
3.73 ac (162,550 SF)
Zoning code
CO(COMMERCIAL OFFICE)
APN
016-1-02-0018-A
UPID
US87-0114869
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CO(COMMERCIAL OFFICE) · Herndon, VA
Zoning CO(COMMERCIAL OFFICE) · permitted uses
CO(COMMERCIAL OFFICE) · 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
$26.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$34.6M
INDUSTRIAL (GENERAL)
Est. value
$31.9M
AUTO REPAIR, GARAGE
Est. value
$31.3M
WAREHOUSE, STORAGE
Est. value
$27.5M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1987
Construction
STEEL FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
4
Lot
3.73 ac
Current owner
From public records · entity-resolved
Cph 950 LLC
Entity
Free & Clear · 20 yrs held
Mailing address
6000 EXECUTIVE BLVD STE #400, NORTH BETHESDA, MD 20852-3857
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
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
Nov 2, 2016
—
Cph 950 LLC
—
Deed
related
$11,000,000 · Ladder Cap Fin
Dec 29, 2005
$23,550,000
Cph 950 LLC
950 Herndon Parkway Invtrs LLC
Grant Deed
related
—
—
—
Cph 950 LLC
—
Deed Of Trust
related
$11,000,000 · Ladder Cap Fin
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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