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Property profile & analytics
OFF-MARKET
Estimated value
$725,000
Super regional malls
22034 Shaw Rd, Sterling, VA 20164-9325
Individually Owned
11-yr Hold
~
Est. High Equity
Property ID
US87-3456113
Property summary
AI-generated overview
Sterling Village Center offers exceptional retail leasing opportunities in Loudoun County, Virginia. This newly renovated shopping center boasts two available spaces, ranging from 2,000 to 5,500 square feet, perfect for a variety of uses including convenience stores, flex spaces, or nail salons. Situated in the thriving Sterling corridor at the intersection of Route 28 and Church Road, this location provides unparalleled visibility and excellent signage opportunities. The property's strategic placement ensures high traffic volume and exposure to a large customer base. The flexible space allows for customization to meet individual business needs. This is an ideal location for businesses seeking a strong presence in a rapidly growing area with significant foot traffic and convenient access for customers. The modern renovations ensure a clean, attractive, and functional space ready for immediate occupancy. Don't miss this chance to establish your business in a prime retail location within a vibrant and expanding community. Contact us today to schedule a viewing and explore the possibilities.
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
24,292 SF
Lot
2.01 ac (87,556 SF)
Zoning code
PDCCCC
APN
044-30-5770-000
UPID
US87-3456113
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
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$697k
Blend (final)
Blend
$725k
Owner & transaction history
Sterling Village Rental Center · 11 yrs held
Sterling Village Rental Center
since 2014
1 recorded transaction
Zoning & alternative use
PDCCCC · Sterling, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$930,000
+1.8%
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
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$910,000
Current use
RETAIL STORES
$930,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$725k
Range $653k – $798k · ±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
$30 / 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
$58,050
Tax year 2024
Assessed value
$5,776,100
Assessed 2024
Previous assessed
$5,781,990
-0.1% YoY
Effective rate
1.01%
On assessed value
Assessed land
$2,186,300
Assessed improvement
$3,589,800
Land market value
$2,186,300
Improvement market value
$3,589,800
Total market value
$5,776,100
Applied tax rate
8.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
24,292 SF
Lot
2.01 ac (87,556 SF)
Zoning code
PDCCCC
APN
044-30-5770-000
UPID
US87-3456113
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCCC · Sterling, VA
Zoning PDCCCC · permitted uses
PDCCCC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$910,000
RETAIL STORES
Est. value
$930,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
2.01 ac
Current owner
From public records · entity-resolved
Sterling Village Rental Center
Individual
Mailing address
2095 CHAIN BRG RD, VIENNA, VA 22182-3794
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2014
$3,700,000
Sterling Village Rental Center
Sterling Village Center Lc
Grant Deed
related
$3,000,000 · Burke & Herbert Bk&tr
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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