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
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    21453 Epicerie Plz Sterling, VA

    • Retail space
    • 55,680 SF
    For Lease
    View listing
    Last Sale
    Jan 19, 2022
    $60,000,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US87-3547165
    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

    • Retail space

    Property Details for 21453 Epicerie Plz

    Year built
    2016
    Property size
    55,680 SF
    Zone code
    PDTC
    Property type
    Retail space
    APN
    020-38-8593-001
    APU
    20388593001

    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
    -77.3937
    Latitude
    39.0236
    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
    $526,674
    $8,820,400
    $43,585,010
    $52,405,410
    -
    $8,820,400
    $43,585,010
    $52,405,410

    Comparable in this City

    • Value Estimation
      $700,000
      3,040 SF

      46901 Cedar Lk Plz

      RETAIL STORES (PERSONAL SERVICES) • 3,040 SF
      46901 Cedar Lk Plz, Sterling, VA 20164-8653
      View Details
    • Value Estimation
      $1,870,000
      14,715 SF

      21320 Signal Hl Plz

      RETAIL STORES (PERSONAL SERVICES) • 14,715 SF
      21320 Signal Hl Plz, Sterling, VA 20164-5558
      View Details
    • Value Estimation
      $16,480,000
      23,760 SF

      46869 Leesburg Pike

      RETAIL STORES (PERSONAL SERVICES) • 23,760 SF
      46869 Leesburg Pike, Sterling, VA 20164-2250
      View Details
    • Value Estimation
      $1,700,000
      6,125 SF

      47020 Leesburg Pike

      RETAIL STORES (PERSONAL SERVICES) • 6,125 SF
      47020 Leesburg Pike, Sterling, VA 20164-1812
      View Details
    • Value Estimation
      $2,200,000
      15,963 SF

      45431 Ruritan Cir

      RETAIL STORES (PERSONAL SERVICES) • 15,963 SF
      45431 Ruritan Cir, Sterling, VA 20164-9332
      View Details
    • Value Estimation
      $1,075,000
      4,950 SF

      Sterling, VA 20164

      RETAIL STORES (PERSONAL SERVICES) • 4,950 SF
      Sterling, VA 20164
      View Details

    Similar Nearby for Sale

    • $6,500,000
      9,775 SF

      Sterling Retail Plaza Investment Opportunity

      High-traffic retail space, prime location.
      21465 Price Cascades Plz, Sterling, VA 20164
      View Details
    • $399,000
      1,302 SF

      Move-In Ready Sterling Home

      Convenient Sterling, VA home near Dulles Airport and community amenities.
      1028 Brixton Ct, Sterling, VA 20164
      View Details
    • $579,900

      Sterling Specialty Property For Sale

      Specialty property available for purchase in Sterling, Virginia.
      309 Williamsburg Rd E, Sterling, VA 20164
      View Details
    • $640,000

      Specialty Property For Sale

      Specialty property available for purchase.
      160 Magnolia Rd, Sterling, VA 20164
      View Details
    • $499,999

      Sterling Specialty Property For Sale

      Specialty property available for purchase in Sterling, Virginia.
      105 Woodgate Ct, Sterling, VA 20164
      View Details
    • $915,000

      Sterling Specialty Property For Sale

      Specialty property available for purchase in Sterling, Virginia.
      46440 Beartown Dr, Sterling, VA 20164
      View Details

    Similar Nearby for Lease

    • $6,500,000
      4,815 SF

      Freestanding Retail Building with Parking

      4,815 SF retail building available for lease.
      21465 Price Cascades Plz, Sterling, VA 20164
      View Details
    • Contact for pricing
      35,545 SF

      Retail Center with Anchor Opportunity

      Well-leased retail center with high traffic and strong demographics.
      300 S Sterling Blvd, Sterling, VA 20164
      View Details
    • Contact for pricing
      153,372 SF

      Sterling Plaza I: Executive Suites

      Prime Loudoun County Office Space Available
      22350 Sterling Blvd, Sterling, VA 20164
      View Details
    • Contact for pricing
      150,841 SF

      Sterling Retail Space: Cascades Overlook

      Prime Loudoun County retail space available.
      21399 Epicerie Plz, Sterling, VA 20164
      View Details
    • Contact for pricing
      114,000 SF

      Sterling Park Retail Center

      High-traffic retail space available
      300-428 Sterling Blvd, Sterling, VA 20164
      View Details
    • Contact for pricing
      8,000 SF

      Sterling Plaza Retail Space

      Prime Sterling, VA Retail Opportunity
      22360 Sterling Blvd, Sterling, VA 20164
      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.
    21453 Epicerie Plz
    Sterling, VA
    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.