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Property profile & analytics
OFF-MARKET
Estimated value
$16,565,000
Warehouses
21580 Beaumeade Cir Ashburn, VA 20147-6007
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3546844
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1989
Total area
76,452 SF
Lot
6.43 ac (280,091 SF)
Zoning code
PDIP
APN
060-19-6618-000
UPID
US87-3546844
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
-
M.C. Dean Inc Electrical Equipment Manufacturer
-
Cubic DTECH Industrial Manufacturer Production Facility
-
Sentry SKIDATA Group Corporate Office
-
Sentry Control Systems - East Coast Office Marketing & Advertising Event Planning
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$17.21M
Blend (final)
Blend
$16.57M
Owner & transaction history
21580 Beaumeade Owner LP · 1 yrs held
21580 Beaumeade Owner LP
since 2024
Last sale
$22.5M
7 recorded transactions
Zoning & alternative use
PDIP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Ashburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ashburn 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
$17,460,000
ML approach
$10,470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$25,690,000
Current use
COMMERCIAL (GENERAL)
$23,785,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$16.57M
Range $14.91M – $18.22M · ±10% · vs last sale $22.50M (Sep 23 2024)
Last sale anchor
$22.50M
Sep 23 2024
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
$217 / 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
$128,030
Tax year 2024
Assessed value
$12,739,330
Assessed 2024
Previous assessed
$12,695,760
+0.3% YoY
Effective rate
1.00%
On assessed value
Assessed land
$3,361,100
Assessed improvement
$9,378,230
Land market value
$3,361,100
Improvement market value
$9,378,230
Total market value
$12,739,330
Applied tax rate
4.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1989
Heating
NONE
Total area
76,452 SF
Lot
6.43 ac (280,091 SF)
Zoning code
PDIP
APN
060-19-6618-000
UPID
US87-3546844
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Ashburn, VA
Zoning PDIP · permitted uses
PDIP · Ashburn, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ashburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$25.7M
COMMERCIAL (GENERAL)
Est. value
$23.8M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
1989
Heating
NONE
Lot
6.43 ac
Current owner
From public records · entity-resolved
21580 Beaumeade Owner LP
Entity
Mailing address
5 RADNOR CORPORATE CTR 100TH W MATSONF RD STE #250, WAYNE, PA 19087
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 13, 2025
—
Areeif Lender LLC
—
Deed
related
$39,717,000 · Areeif Lender One LLC
Jan 13, 2025
—
21580 Beaume Owner LP
—
Deed
related
$39,717,000 · Areeif Lender LLC
Dec 23, 2024
$22,500,000
21580 Beaumeade Owner LP
Exeter 21580 Beaumeade LLC
Special Warranty Deed
—
Feb 25, 2021
—
Exeter 21580 Beaumeade LLC
—
Deed
related
$305,465 · Wells Fargo Bank NA
Mar 2, 2018
—
Icbp IV Holdings 10 LLC
—
Deed
related
$6,500,000 · Lawyers Title Realty Svcs INC
Jun 20, 2017
$14,100,000
Icbp IV Holdings 10 LLC
Musref Beaumeade Circle LP
Grant Deed
related
—
—
—
Icbp IV Holdings 10 LLC
—
Deed Of Trust
related
$6,500,000 · Lawyers Title Realty Svcs INC
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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