Your AI Navigator in Commercial Real Estate
Sign Up Successful!
You now have access to more from Realmo!
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    Property profile & analytics

    2 Pidgeon Hl Dr Sterling, VA 20165-6145

    • Medical offices
    • 63,088 SF
    • 3.44 lot acres
    OFF-MARKET
    Last Sale
    May 28, 2025
    $5,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    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.

    Current Use by Public Records

    • Medical offices

    Property Details for 2 Pidgeon Hl Dr

    Year built
    1987
    Lot size
    3.44 lot acres
    Property size
    63,088 SF
    Zone code
    PDH3
    Property type
    Medical offices
    Property subtype
    Medical centers
    APN
    029-39-4077-000
    APU
    29394077000

    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

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — 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
      $4,340,000
      25,577 SF

      4 Pidgeon Hl Dr

      MEDICAL BUILDING • 25,577 SF
      4 Pidgeon Hl Dr, Sterling, VA 20165-6173
      View Details
    • Value Estimation by Request

      46045 Palisade Pkwy

      Medical offices
      46045 Palisade Pkwy, Potomac Falls, VA 20165
      View Details
    • Value Estimation by Request
      1,321 SF

      21155 Whitfield Pl

      Medical offices • 1,321 SF
      21155 Whitfield Pl, Potomac Falls, VA 20165
      View Details
    • Value Estimation by Request

      21155 Whitfield Pl

      Office space
      21155 Whitfield Pl, Potomac Falls, VA 20165
      View Details
    • Value Estimation by Request
      3,286 SF

      46175 Potomac Fls

      Office Properties & Spaces • 3,286 SF
      46175 Potomac Fls, Potomac Falls, VA 20165
      View Details
    • Value Estimation
      $13,470,000
      60,390 SF

      14 Pidgeon Hl Dr

      OFFICE (GENERAL) • 60,390 SF
      14 Pidgeon Hl Dr, Sterling, VA 20165-6155
      View Details

    Similar Nearby for Sale

    • $350,000
      1,321 SF

      Potomac Falls Medical Office Suite

      Vacant Medical Office, Ready to Occupy
      21155 Whitfield Pl, Potomac Falls, VA 20165
      View Details
    • $750,000
      3,239 SF

      Luxurious 55+ Villa Living

      Spacious 3-level villa with modern amenities and convenient location.
      20898 Prince Lowes Ter, Sterling, VA 20165
      View Details
    • $280,000

      Functional Office Space in Sterling

      1,348 SF office suite in a prime Sterling location.
      20 Pidgeon Hill Dr, Sterling, VA 20165
      View Details
    • $549,900

      Lakefront Office Space Available Now

      Premium office space with lake views, ready for occupancy.
      46090 Lake Center Plz, Sterling, VA 20165
      View Details
    • $335,000
      1,597 SF

      1597 SF Office Suit For Sale

      1597 SF Office Suit For Sale
      21165 Whitfield Pl #207, Sterling, VA 20165
      View Details
    • Contact for pricing

      Sterling Medical Office Condo

      Move-in Ready Medical Suite in Sterling
      21155 Whitfield Pl, Sterling, VA 20165
      View Details

    Similar Nearby for Lease

    • $20 SF/Yr
      13,500 SF

      Potomac Falls Office Space for Lease

      Prime Office Suites, High Visibility, VA Route 7
      46045 Palisade Pkwy, Potomac Falls, VA 20165
      View Details
    • $24 SF/Yr
      3,750 SF

      Prime Loudoun County Office Space

      Executive Suites, Convenient Location, 7 Spaces Available
      6 Pidgeon Hill Dr, Sterling, VA 20165
      View Details
    • $24 SF/Yr
      33,000 SF

      Sterling, VA Office Space for Lease

      Prime location, flexible suites, ample parking.
      10 Pidgeon Hill Dr, Sterling, VA 20165
      View Details
    • $25 SF/Yr
      11,550 SF

      Sterling Office Space for Lease

      Prime Loudoun County Office Building
      14 Pidgeon Hill Dr, Sterling, VA 20165
      View Details
    • $350,000

      Turn-Key Medical Condo For Lease

      Ready-to-go medical condo available for lease in Sterling, Virginia.
      21155 Whitfield Pl, Sterling, VA 20165
      View Details
    • Contact for pricing
      570 SF

      Potomac Falls Office Suites

      Private Offices, Lake Views Available
      46179 Westlake Dr, Potomac Falls, VA 20165
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2 Pidgeon Hl Dr
    Sterling, VA 20165-6145
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.