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Property profile & analytics
OFF-MARKET
Estimated value
$64,645,000
Office Spaces
21630 Red Rum Dr Ashburn, VA 20147-5862
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US87-3434418
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2022
Total area
286,800 SF
Lot
10.97 ac (477,853 SF)
Zoning code
PDIP
APN
088-48-1748-000
UPID
US87-3434418
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$54.80M
Comparable Approach
Comparable
$68.76M
Blend (final)
Blend
$64.65M
Owner & transaction history
Databridge Upper Parent Holdings IV
Databridge Upper Parent Holdings IV
since 2025
7 recorded transactions
Zoning & alternative use
PDIP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$96.4M
+8.0%
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%
$59,370,000
6.5%
$54,800,000
7%
$50,885,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$89,220,000
Current use
WAREHOUSE, STORAGE
$96,375,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$64.65M
Range $58.18M – $71.11M · ±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
$225 / 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
$1,736,240
Tax year 2024
Assessed value
$200,721,360
Assessed 2024
Previous assessed
$149,669,450
+34.1% YoY
Effective rate
0.87%
On assessed value
Assessed land
$17,208,000
Assessed improvement
$183,513,360
Land market value
$17,208,000
Improvement market value
$183,513,360
Total market value
$200,721,360
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2022
Heating
NONE
Total area
286,800 SF
Lot
10.97 ac (477,853 SF)
Zoning code
PDIP
APN
088-48-1748-000
UPID
US87-3434418
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
COMMERCIAL (GENERAL) Current
Est. value
$89.2M
WAREHOUSE, STORAGE
Est. value
$96.4M
COMMERCIAL (GENERAL) Current
WAREHOUSE, STORAGE
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
2022
Heating
NONE
Lot
10.97 ac
Current owner
From public records · entity-resolved
Databridge Upper Parent Holdings IV
Entity
Mailing address
400 S AKARD ST STE #100, DALLAS, TX 75202-5326
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2025
—
Databridge Upper Parent Holdings IV
Zcolo LLC
Deed
$106,700,000 · Wilmington Trust NA
Jun 28, 2023
—
Zcolo LLC
—
Deed
related
$400,000,000 · Toronto Dominion Texas LLC
Mar 7, 2013
—
Latisys Ashburn LLC
—
Deed Of Trust
related
$300,000,000 · Royal Bank Of Canada
Dec 27, 2012
$6,200,000
Latisys-ashburn LLC
Capital Community Church INC
Grant Deed
—
Sep 15, 2008
—
Capital Community Church INC
—
Deed Of Trust
related
$3,750,000 · Bank Of Georgetown
Jul 9, 2007
$4,780,405
Capital Community Ch INC
Owner Name Unavailable
Grant Deed
related
—
May 15, 2006
$4,780,405
Capital Community Church INC
Kmrp Of Prep Ashburn LLC
Grant Deed
—
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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