Individually Owned Property summary
AI-generated overview
Dulles 28 Center is a 150,000-square-foot retail shopping center located in Loudoun County directly off Route 28 and Waxpool Road. The center is approximately three miles from Washington Dulles International Airport and is anchored by large-format retailers including Wegmans and Target, with additional junior box retailers such as Ulta, DSW, Old Navy, and Petco. Restaurant tenants include Chick-fil-A, Chipotle, Potbelly, Pei Wei, Moby Dick, Milk & Honey, and Buffalo Wild Wings. The property sits at major traffic intersections, with reported vehicle volumes of 73,000 vehicles per day at Waxpool Road and Pacific Road and 136,506 vehicles per day on Route 28. A retail space within the center is configured for commercial retail use and includes approximately 3,518 square feet of area.
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2007
Construction
STEEL FRAME
Total area
120,893 SF
Lot
13.07 ac (569,329 SF)
Zoning code
PDCH
APN
044-49-3578-000
UPID
US87-3448570
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Restaurant
-
Restaurant
-
Hair Salon Nail Salon
-
Hair Salon
-
Hair Salon Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.65M
Owner & transaction history
since 2014
3 recorded transactions
Zoning & alternative use
PDCH · Sterling, VA
Top alternative use upside
Warehouse, storage
$4.7M
+37.4%
Retail stores
$3.9M
+15.7%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.65M
Value range
$3.28M – $4.01M
±10% around blend
Estimated value / SF
$30 / SF
Confidence
Property data
100
Comparable evidence
60
$3.28M
blend $3.65M
$4.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
120,893 SF
Lot area
13.07 ac
Year built
2007
Stories
1
APN
044-49-3578-000
Zoning
PDCH
Assessed value
$46,482,480
Annual tax
$467,149
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.65M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+37%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$46.48M
Move the market yield to see immediate price impact.
Value / SF
$384
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.93M
$58.57M
$41.83M
$32.54M
$3.25M
$65.08M
$46.48M
$36.15M
$3.58M
$71.58M
$51.13M
$39.77M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$467,149
Tax year 2024
Assessed value
$46,482,480
Assessed 2024
Previous assessed
$40,690,500
+14.2% YoY
Effective rate
1.01%
On assessed value
Assessed land
$12,525,200
Assessed improvement
$33,957,280
Land market value
$12,525,200
Improvement market value
$33,957,280
Total market value
$46,482,480
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2007
Construction
STEEL FRAME
Heating
NONE
Buildings
4
Stories
1
Total area
120,893 SF
Lot
13.07 ac (569,329 SF)
Zoning code
PDCH
APN
044-49-3578-000
UPID
US87-3448570
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCH · Sterling, VAZoning PDCH · permitted uses
PDCH · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
STEEL FRAME
Heating
NONE
Stories
1
Buildings
4
Lot
13.07 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDCH
Jurisdiction
Sterling, VA
Recorded code
PDCH
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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