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    2 Pidgeon Hl Dr Sterling, VA 20165-6145
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    Property profile & analytics

    2 Pidgeon Hl Dr, Sterling, VA 20165-6145

    View on Map
    • Medical Office Space
    • 63,088 SF
    • 3.44 lot acres
    Off-Market
    Last Sale May 28, 2025
    $5,500,000
    Property ID
    US87-3556774
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $4,005,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Medical Office Space

    Property Details for 2 Pidgeon Hl Dr

    Year built
    1987
    Lot size
    3.44 lot acres
    Zone code
    PDH3
    Property type
    Medical Office Space
    Property subtype
    Medical centers
    APN
    029-39-4077-000
    APU
    29394077000

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Aug 28, 2025 $5,500,000 2 Pidgeon Hill LLC Bng Group LLC Special Warranty Deed $7.4M · Pbk Invest Va LLC
    Dec 20, 2024 — Atlantic Union Bank Bng Group LLC Deed · related —

    Description

    This exceptional 60,000 square foot medical office building, located at 2 Pidgeon Hill Drive in Sterling, Virginia, presents a unique investment opportunity. Built in 1985 and extensively renovated in 2016, the five-story building boasts five suites, offering flexible space options ranging from 1,080 to 4,665 contiguous square feet. Currently, 10,074 square feet are available for lease, providing multiple opportunities for medical practices of various sizes. The building features ample free parking, with a ratio of 3.75 spaces per 1,000 square feet. Its convenient location offers fantastic access to Route 7 and Route 28, placing it within easy reach of a wide array of retail amenities, including hotels, banks, restaurants, entertainment venues, and a Starbucks. The property benefits from several building signage opportunities, enhancing visibility and brand recognition. On-site property management ensures efficient building operations. The building is zoned for mixed use and situated in the Sterling submarket of Loudoun County. The property's recent major upgrades and renovations, combined with its prime location and flexible space options, make it an ideal choice for medical professionals seeking a modern and convenient workspace. Several turn-key build-out options are available.

    Value Estimations

    based on Realmo’s proprietary methodology

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $2,972,000
      Market price range: $2.41M - $9.43M

    • Alternative Use

      Use
      Estimation
      MEDICAL BUILDING
      $5,135,000
      Current use
      RESTAURANT
      $6,625,000
      Change: +29% Conversion: Difficult
      AUTO REPAIR, GARAGE
      $6,140,000
      Change: +20% Conversion: Difficult
      RETAIL STORES
      $5,675,000
      Change: +11% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4136
    Latitude
    39.0376
    CBSA code
    47900
    CBSA name
    WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $79,355
    $1,648,300
    $6,247,720
    $7,896,020
    -
    $1,648,300
    $6,247,720
    $7,896,020

    Comparable in this City

    • Value Estimation
      $4,180,000
      25,577 SF

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    • Value Estimation by Request

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    • Value Estimation
      $11,265,000
      60,390 SF

      14 Pidgeon Hl Dr

      OFFICE (GENERAL)
      14 Pidgeon Hl Dr, Sterling, VA 20165-6155
      View Details

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    Similar Nearby for Lease

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      Refined office space available within established accounting firm.
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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