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Property profile & analytics
OFF-MARKET
Estimated value
$70,055,000
Office Spaces
22291 Shellhorn Rd Ashburn, VA 20147-7045
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3496635
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2021
Total area
310,717 SF
Lot
14.3 ac (622,908 SF)
Zoning code
PDOP
APN
089-10-0937-000
UPID
US87-3496635
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
-
QTS Ashburn-Shellhorn Data Center Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$59.37M
Comparable Approach
Comparable
$74.49M
Blend (final)
Blend
$70.06M
Owner & transaction history
Qts Shellhorn LLC · 4 yrs held
Qts Shellhorn LLC
since 2021
1 recorded transaction
Zoning & alternative use
PDOP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$104.4M
+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%
$64,320,000
6.5%
$59,370,000
7%
$55,130,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$96,660,000
Current use
WAREHOUSE, STORAGE
$104,415,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$70.06M
Range $63.05M – $77.06M · ±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
$3,106,791
Tax year 2024
Assessed value
$291,717,450
Assessed 2024
Previous assessed
$96,478,200
+202.4% YoY
Effective rate
1.07%
On assessed value
Assessed land
$18,643,000
Assessed improvement
$273,074,450
Land market value
$18,643,000
Improvement market value
$273,074,450
Total market value
$291,717,450
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
2021
Total area
310,717 SF
Lot
14.3 ac (622,908 SF)
Zoning code
PDOP
APN
089-10-0937-000
UPID
US87-3496635
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
$96.7M
WAREHOUSE, STORAGE
Est. value
$104.4M
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
2021
Lot
14.3 ac
Current owner
From public records · entity-resolved
Qts Shellhorn LLC
Entity
Mailing address
12851 FOSTER ST, OVERLAND PARK, KS 66213-2705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Sep 14, 2021
—
Qts Shellhorn LLC
—
Deed
related
$175,311,183 · Citibank NA
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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