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    Property profile & analytics

    21465 Price Cascades Plz Sterling, VA 20164

    • Retail space
    • 9,504 SF
    • 1.04 lot acres
    For Sale
    View listing
    $6,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US87-3547198
    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 21465 Price Cascades Plz

    Year built
    2005
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    1.04 lot acres
    Property size
    9,504 SF
    Zone code
    PDCCRC
    Property type
    Retail space
    APN
    020-36-5327-000
    APU
    20365327000

    Description

    This exceptional 9,775 square foot retail property, located at 21465 Price Cascades Plaza in Sterling, Virginia, presents a compelling investment opportunity. Situated on a 0-acre lot, this property offers significant potential for a variety of retail uses. The building's substantial size allows for ample space to accommodate a diverse range of businesses, from large-format retailers to smaller boutique shops. The strategic location within the vibrant Sterling market ensures high visibility and accessibility, attracting a substantial customer base. The asking price of $6,500,000 reflects the property's strong potential for return on investment. This is a rare opportunity to acquire a well-positioned retail space in a thriving community. The property is ready for immediate occupancy, allowing for a swift transition and commencement of operations. Given the size and location, this property is ideal for an investor seeking a strong foothold in the Northern Virginia retail market. The property's current configuration offers flexibility for customization to suit the specific needs of a prospective tenant or owner-occupant. Serious inquiries are encouraged to explore this exceptional investment opportunity further. Detailed financial information and property specifications are available upon request. Don't miss this chance to secure a prime retail asset in a high-growth area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $2,700,000
      6.5%
      $2,490,000
      7%
      $2,315,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4041
    Latitude
    39.0239
    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
    $19,202
    $742,700
    $1,167,920
    $1,910,620
    -
    $742,700
    $1,167,920
    $1,910,620

    Comparable in this City

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      46869 Leesburg Pike

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      6,125 SF

      47020 Leesburg Pike

      RETAIL STORES (PERSONAL SERVICES) • 6,125 SF
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    • 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
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      Sterling Retail Plaza Investment Opportunity

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    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
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      Well-leased retail center with high traffic and strong demographics.
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      View Details
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      Sterling Park Retail Center

      High-traffic retail space available
      300-428 Sterling Blvd, Sterling, VA 20164
      View Details
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      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
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    Sterling, VA 20164
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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.

    More about this property
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