Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$98,725,000
Office Spaces
21821 Uunet Dr Ashburn, VA 20147-5857
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3553012
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2022
Total area
438,460 SF
Lot
10.85 ac (472,626 SF)
Zoning code
PDOP
APN
088-10-1859-000
UPID
US87-3553012
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
-
Aligned Data Center - Ashburn IAD-02 Business To Business Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$83.78M
Comparable Approach
Comparable
$105.12M
Blend (final)
Blend
$98.73M
Owner & transaction history
Aligned Energy Data Centers Iad Pro · 2 yrs held
Aligned Energy Data Centers Iad Pro
since 2023
2 recorded transactions
Zoning & alternative use
PDOP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$147.3M
+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%
$90,760,000
6.5%
$83,780,000
7%
$77,795,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$136,400,000
Current use
WAREHOUSE, STORAGE
$147,340,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$98.73M
Range $88.85M – $108.60M · ±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
$4,769,513
Tax year 2024
Assessed value
$447,841,580
Assessed 2024
Previous assessed
$461,948,000
-3.1% YoY
Effective rate
1.07%
On assessed value
Assessed land
$26,307,600
Assessed improvement
$421,533,980
Land market value
$26,307,600
Improvement market value
$421,533,980
Total market value
$447,841,580
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
Total area
438,460 SF
Lot
10.85 ac (472,626 SF)
Zoning code
PDOP
APN
088-10-1859-000
UPID
US87-3553012
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDOP · Ashburn, VA
Zoning PDOP · permitted uses
PDOP · 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
$136.4M
WAREHOUSE, STORAGE
Est. value
$147.3M
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
Lot
10.85 ac
Current owner
From public records · entity-resolved
Aligned Energy Data Centers Iad Pro
Individual
Mailing address
2800 SMT AVE, PLANO, TX 75074-7444
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2023
—
Aligned Energy Data Centers Iad Pro
—
Deed
related
$400,000,000 · Wilmington Trust National Association
Aug 30, 2021
—
Aligned Energy Data Centers Propco
—
Deed
related
$119,470 · Toronto Dominion Texas LLC
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 21821 Uunet Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
