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Property profile & analytics
OFF-MARKET
Estimated value
$22,505,000
Office Spaces
22265 Pacific Blvd Sterling, VA 20166-6920
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-3435609
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2002
Construction
STEEL FRAME
Total area
188,934 SF
Lot
10.54 ac (459,122 SF)
Zoning code
PDIP
APN
044-26-2662-000
UPID
US87-3435609
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
by Request
Comparable Approach
Comparable
$13.87M
Blend (final)
Blend
$22.51M
Owner & transaction history
Loudoun Technology Partners Propert · 2 yrs held
Loudoun Technology Partners Propert
since 2024
6 recorded transactions
Zoning & alternative use
PDIP · 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$22.51M
Range $20.25M – $24.76M · ±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
$119 / 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
$257,448
Tax year 2024
Assessed value
$21,364,960
Assessed 2024
Previous assessed
$30,118,810
-29.1% YoY
Effective rate
1.21%
On assessed value
Assessed land
$5,050,300
Assessed improvement
$16,314,660
Land market value
$5,050,300
Improvement market value
$16,314,660
Total market value
$21,364,960
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
2002
Construction
STEEL FRAME
Heating
ZONE
Stories
6
Total area
188,934 SF
Lot
10.54 ac (459,122 SF)
Zoning code
PDIP
APN
044-26-2662-000
UPID
US87-3435609
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Sterling, VAZoning PDIP · permitted uses
PDIP · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
2002
Construction
STEEL FRAME
Heating
ZONE
Stories
6
Lot
10.54 ac
Current owner
From public records · entity-resolved
Loudoun Technology Partners Propert
Entity
Free & Clear · 2 yrs held
Mailing address
200 STATE ST STE #5, BOSTON, MA 02109-2628
Ownership since
2024
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
Jun 18, 2024
—
Loudoun Technology Partners Propert
Bcal Pcp Property II LLC
Deed
—
Dec 10, 2021
—
Bcal Pcp Property II LLC
Bcal Pcp Property LLC
Special Warranty Deed
—
Apr 4, 2016
$137,148
Bcal Pcp Property LLC
RT Pacific Blvd LLC
Grant Deed
—
Dec 7, 2010
—
RT Pacific Blvd LLC
—
Deed Of Trust
related
$85,000,000 · Wells Fargo Bank
Nov 16, 2010
$142,732,000
RT Pacific Blvd LLC
Aol INC
Grant Deed
—
Dec 8, 2009
—
Aol INC
Aol LLC
Quit Claim Deed
related
—
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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