Add Listing
Property Lookup
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    22281 Sterling Blvd Sterling, VA 20164-3277

    • Commercial land
    • 5.32 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US87-3557575
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial land

    Property Details for 22281 Sterling Blvd

    Lot size
    5.32 lot acres
    Zone code
    PDH3
    Property type
    Commercial land
    APN
    032-20-9812-000
    APU
    32209812000

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sterling
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.4089
    Latitude
    38.9995
    CBSA code
    47900
    CBSA name
    WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $501
    $57,900
    $0.00
    $57,900
    -
    $57,900
    $0.00
    $57,900

    Comparable in this City

    • Value Estimation by Request
      1.02 Acres

      110 Ruritan Rd

      VACANT COMMERCIAL LAND • 1.02 Acres
      110 Ruritan Rd, Sterling, VA 20164-9312
      View Details
    • Value Estimation
      $6,010,000
      13.21 Acres

      Sterling, VA 20164

      VACANT COMMERCIAL LAND • 13.21 Acres
      Sterling, VA 20164
      View Details
    • Value Estimation by Request
      0.12 Acres

      Sterling, VA 20164

      VACANT COMMERCIAL LAND • 0.12 Acres
      Sterling, VA 20164
      View Details
    • Value Estimation by Request
      1.05 Acres

      Sterling, VA 20164

      VACANT COMMERCIAL LAND • 1.05 Acres
      Sterling, VA 20164
      View Details
    • Value Estimation by Request
      3.01 Acres

      45880 Pathfinder Plz

      VACANT COMMERCIAL LAND • 3.01 Acres
      45880 Pathfinder Plz, Sterling, VA 20164-7138
      View Details
    • Value Estimation
      $3,305,000
      3.47 Acres

      Sterling, VA 20164

      VACANT COMMERCIAL LAND • 3.47 Acres
      Sterling, VA 20164
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      0.23 Acres

      Sterling Industrial Land - 0.23 Acres

      Prime industrial land near Route 28.
      0 Ruritan Rd, Sterling, VA 20164
      View Details
    • $590,000
      1.28 Acres

      Wooded Lot in Sterling, VA

      1.28 acre wooded lot in Eastern Loudoun County.
      Lake Dr, Sterling, VA 20164
      View Details
    • Contact for pricing
      1,302 SF

      Move-In Ready Sterling Home

      Convenient Sterling, VA home near Dulles Airport and community amenities.
      1028 Brixton Ct, Sterling, VA 20164
      View Details
    • $6,500,000
      9,775 SF

      Sterling Retail Plaza Investment Opportunity

      High-traffic retail space, prime location.
      21465 Price Cascades Plz, Sterling, VA 20164
      View Details
    • $640,000

      Specialty Property For Sale

      Specialty property available for purchase.
      160 Magnolia Rd, Sterling, VA 20164
      View Details
    • $499,999

      Sterling Specialty Property For Sale

      Specialty property available for purchase in Sterling, Virginia.
      105 Woodgate Ct, Sterling, VA 20164
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      54,450 SF

      Prime Sterling, VA Commercial Land

      1.25 Acres, 54,450 SF, Single Tenant
      21245 Signal Hill Plz, Sterling, VA 20164
      View Details
    • Contact for pricing
      114,000 SF

      Sterling Park Retail Center

      High-traffic retail space available
      300-428 Sterling Blvd, Sterling, VA 20164
      View Details
    • Contact for pricing
      8,000 SF

      Sterling Plaza Retail Space

      Prime Sterling, VA Retail Opportunity
      22360 Sterling Blvd, Sterling, VA 20164
      View Details
    • $1,317 /Mo

      Functional Office Space in Sterling

      988 SF office suite in prime Sterling location.
      111 Carpenter Dr, Sterling, VA 20164
      View Details
    • $1,317 /Mo

      Sterling Office Space For Lease

      988 SF office suite in prime Sterling location.
      111 -M Carpenter Dr, Sterling, VA 20164
      View Details
    • $2,700 /Mo
      1,540 SF

      Renovated Home with Bonus Room

      Recently renovated three-bedroom home with upscale kitchen and community amenities.
      118 N Cottage Rd, Sterling, VA 20164
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    22281 Sterling Blvd
    Sterling, VA 20164-3277
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!