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Property profile & analytics
OFF-MARKET
Estimated value
$39,920,000
Retail space
21710 Auto World Cir Sterling, VA 20166-2516
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-3467536
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2012
Total area
69,306 SF
Lot
8.99 ac (391,604 SF)
Zoning code
PDCH
APN
043-38-0672-000
UPID
US87-3467536
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
$35.67M
Comparable Approach
Comparable
$30.66M
Blend (final)
Blend
$39.92M
Owner & transaction history
Lithia Va R & E LLC · 5 yrs held
Lithia Va R & E LLC
since 2020
Last sale
$46.7M
7 recorded transactions
Zoning & alternative use
PDCH · Sterling, 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 Sterling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling 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%
$38,640,000
6.5%
$35,670,000
7%
$33,120,000
Alternative Use
Use
Estimation
RETAIL STORES
$27,410,000
Current use
Blend value · Realmo final
$39.92M
Range $35.93M – $43.91M · ±10% · vs last sale $46.68M (Nov 16 2020)
Last sale anchor
$46.68M
Nov 16 2020
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
$576 / 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
$182,714
Tax year 2024
Assessed value
$18,180,490
Assessed 2024
Previous assessed
$16,179,360
+12.4% YoY
Effective rate
1.01%
On assessed value
Assessed land
$7,832,100
Assessed improvement
$10,348,390
Land market value
$7,832,100
Improvement market value
$10,348,390
Total market value
$18,180,490
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2012
Heating
NONE
Buildings
3
Total area
69,306 SF
Lot
8.99 ac (391,604 SF)
Zoning code
PDCH
APN
043-38-0672-000
UPID
US87-3467536
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCH · Sterling, VA
Zoning PDCH · permitted uses
PDCH · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sterling. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$27.4M
RETAIL STORES 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
2012
Heating
NONE
Buildings
3
Lot
8.99 ac
Current owner
From public records · entity-resolved
Lithia Va R & E LLC
Entity
Mailing address
150 N BARTLETT ST, MEDFORD, OR 97501-6032
Ownership since
2020
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
Oct 30, 2024
—
Lithia Va Real Estate LLC
—
Deed
related
$32,670,000 · Bmw Financial Services NA LLC
Nov 16, 2020
$46,675,000
Lithia Va R & E LLC
Moorehead Inv Props LLC
Grant Deed
—
Jun 11, 2014
—
Moorehead Investment Props LLC
—
Grant Deed
related
$3,500,000 · Suntrust Bk
Jun 30, 2011
$7,194,427
Moorehead Investment Props LLC
Carlyle Of Cypress Sterling LLC
Deed Of Trust
related
$7,194,427 · Suntrust Bank NA
Oct 20, 2008
—
Carlyle Of Cypress Sterling LLC
—
Deed Of Trust
related
$10,500,000 · Manufacturers Traders & Trust
Aug 18, 2006
$35,501,400
Leesburg Imports LLC
Dulles 28 Associates Lllp
Grant Deed
—
—
—
Investment Props Lc Moorehead
—
Deed Of Trust
related
$760,000 · Suntrust Bank NA
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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