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Property profile & analytics
OFF-MARKET
Estimated value
$6,960,000
Warehouses
21625 Red Rum Dr Ashburn, VA 20147-7503
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3542196
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
74,362 SF
Lot
15.21 ac (662,548 SF)
Zoning code
PDIP
APN
088-38-1788-000
UPID
US87-3542196
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
-
ReshapeMD Medical Group
-
Justin Leeman Physician
-
ReEnvision Physical Therapy Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.96M
Owner & transaction history
Gi Tc Ashburn LLC · 12 yrs held
Gi Tc Ashburn LLC
since 2014
5 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$9,740,000
6.5%
$8,990,000
7%
$8,345,000
Blend value · Realmo final
$6.96M
Range $6.26M – $7.66M · ±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
$94 / 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
$419,935
Tax year 2024
Assessed value
$48,547,430
Assessed 2024
Previous assessed
$43,779,700
+10.9% YoY
Effective rate
0.86%
On assessed value
Assessed land
$12,042,800
Assessed improvement
$36,504,630
Land market value
$12,042,800
Improvement market value
$36,504,630
Total market value
$48,547,430
Applied tax rate
19.0000
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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
3
Stories
1
Total area
74,362 SF
Lot
15.21 ac (662,548 SF)
Zoning code
PDIP
APN
088-38-1788-000
UPID
US87-3542196
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.
Building & site characteristics
From public records
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
3
Lot
15.21 ac
Current owner
From public records · entity-resolved
Gi Tc Ashburn LLC
Entity
Mailing address
4 EMBARCADERO CTR STE #3200, SAN FRANCISCO, CA 94111-4188
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
—
Db Data Center Ashburn LLC
—
Deed
related
$196,761,120 · Toronto Dominion Texas LLC
Jun 27, 2014
$41,000,000
Gi Tc Ashburn LLC
Fp Ashburn LLC
Trustees Deed
$16,650,000 · Pnc Bk
Dec 31, 2009
$14,000,000
Fp Ashburn LLC
Kmrp Of Prep Ashburn LLC
Grant Deed
—
Mar 14, 2007
—
Kmrp Of Prep Ashburn LLC
—
Deed Of Trust
related
$28,650,000 · Fremont Investment & Loan
Oct 12, 2005
$5,550,000
Kmrp Of Prep Ashburn LLC
Stac Loudoun Land LLC
Grant Deed
—
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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