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Property profile & analytics
OFF-MARKET
Estimated value
$102,640,000
Office Spaces
21673 Beaumeade Cir Ashburn, VA 20147-6046
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US87-3429443
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2023
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
455,793 SF
Lot
22.6 ac (984,456 SF)
Zoning code
PDIP
APN
060-18-9720-000
UPID
US87-3429443
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
-
Cross Current Ministries Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$87.09M
Comparable Approach
Comparable
$109.27M
Blend (final)
Blend
$102.64M
Owner & transaction history
21673 Beaumeade Circle LLC · 7 yrs held
21673 Beaumeade Circle LLC
since 2018
6 recorded transactions
Zoning & alternative use
PDIP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$153.2M
+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%
$94,350,000
6.5%
$87,090,000
7%
$80,870,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$141,795,000
Current use
WAREHOUSE, STORAGE
$153,165,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$102.64M
Range $92.38M – $112.90M · ±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
$2,634,087
Tax year 2024
Assessed value
$262,098,230
Assessed 2024
Previous assessed
$29,960,460
+774.8% YoY
Effective rate
1.00%
On assessed value
Assessed land
$51,174,700
Assessed improvement
$210,923,530
Land market value
$51,174,700
Improvement market value
$210,923,530
Total market value
$262,098,230
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2023
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Buildings
2
Stories
1
Total area
455,793 SF
Lot
22.6 ac (984,456 SF)
Zoning code
PDIP
APN
060-18-9720-000
UPID
US87-3429443
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
$141.8M
WAREHOUSE, STORAGE
Est. value
$153.2M
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
2023
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
1
Buildings
2
Lot
22.6 ac
Current owner
From public records · entity-resolved
21673 Beaumeade Circle LLC
Entity
Mailing address
1601 19TH ST STE #650, DENVER, CO 80202-3068
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2024
—
21673 Beaumeade Circle LLC
—
Deed
related
$100,000,000 · Glas USA LLC
Jul 26, 2018
$38,000,000
21673 Beaumeade Circle LLC
Christian Fellowship Ch
Grant Deed
—
Sep 23, 2008
—
Fellowship Church Christian
Christian Fellowship Ch
Quit Claim Deed
related
—
Jun 4, 2004
$10
Loudoun Cnty Sanitation Authorit
Christian Fellowship Church
Grant Deed
related
—
—
—
Fellowship Church Christian
—
Deed Of Trust
related
$2,233,000 · Branch Banking & Trust Co
—
—
Fellowship Church Christian
—
Deed Of Trust
related
$200,000 · Branch Banking & Trust Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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