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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Sports & entertainment properties
21595 Smith Switch Rd Ashburn, VA 20147-6031
Individually Owned
14-yr Hold
~
Est. High Equity
Property ID
US87-3467528
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1998
Construction
STEEL FRAME
Total area
65,834 SF
Lot
5.9 ac (257,004 SF)
Zoning code
PDCCCC
APN
060-16-1531-000
UPID
US87-3467528
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
-
Inside Edge Strength and Conditioning Gym & Fitness Center
-
ATM Atm
-
Rai's Pizza Restaurant
-
Ashburn Ice House Ice Skating Rink Tourist Attraction
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.22M
Owner & transaction history
Loudoun Cnty Sanitation Aurhor · 14 yrs held
Loudoun Cnty Sanitation Aurhor
since 2012
4 recorded transactions
Zoning & alternative use
PDCCCC · 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
by Request
ML approach
$1,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,925,000
Current use
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10%
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
$19 / 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
$67,906
Tax year 2024
Assessed value
$7,850,380
Assessed 2024
Previous assessed
$7,977,330
-1.6% YoY
Effective rate
0.87%
On assessed value
Assessed land
$3,084,000
Assessed improvement
$4,766,380
Land market value
$3,084,000
Improvement market value
$4,766,380
Total market value
$7,850,380
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
65,834 SF
Lot
5.9 ac (257,004 SF)
Zoning code
PDCCCC
APN
060-16-1531-000
UPID
US87-3467528
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCCC · Ashburn, VA
Zoning PDCCCC · permitted uses
PDCCCC · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$1.9M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
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
1998
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
5.9 ac
Current owner
From public records · entity-resolved
Loudoun Cnty Sanitation Aurhor
Individual
Mailing address
PO BOX 1548, ASHBURN, VA 20146-1548
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2012
—
Loudoun Cnty Sanitation Aurhor
Cmf Sports & Hospitality LLC
Grant Deed
related
—
Aug 17, 2007
—
Ptrs L Commonwealth Recreation
—
Deed Of Trust
related
$1,200,000 · Provident Bank INC
Jul 21, 2006
$383,197
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
—
—
Commonwealth Recreation Ptrs L
—
Deed Of Trust
related
$500,000 · Sandy Spring Bk
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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