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Property profile & analytics
OFF-MARKET
Estimated value
$7,110,000
Office Spaces
22365 Broderick Dr Sterling, VA 20166-9361
Individually Owned
10-yr Hold
Free & Clear
Property ID
US87-3557570
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2014
Total area
37,707 SF
Lot
5.12 ac (223,027 SF)
Zoning code
PDIP
APN
044-16-1240-000
UPID
US87-3557570
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
$7.21M
Comparable Approach
Comparable
$6.66M
Blend (final)
Blend
$7.11M
Owner & transaction history
Loudoun Cnty Sanitation Author · 10 yrs held
Loudoun Cnty Sanitation Author
since 2015
7 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%
$7,805,000
6.5%
$7,205,000
7%
$6,690,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$10,105,000
Current use
Blend value · Realmo final
$7.11M
Range $6.40M – $7.82M · ±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
$189 / 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
$133,236
Tax year 2024
Assessed value
$11,056,960
Assessed 2024
Previous assessed
$10,843,360
+2.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$2,453,300
Assessed improvement
$8,603,660
Land market value
$2,453,300
Improvement market value
$8,603,660
Total market value
$11,056,960
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
2014
Heating
NONE
Buildings
2
Total area
37,707 SF
Lot
5.12 ac (223,027 SF)
Zoning code
PDIP
APN
044-16-1240-000
UPID
US87-3557570
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Sterling, VA
Zoning PDIP · permitted uses
PDIP · 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
COMMERCIAL (GENERAL) Current
Est. value
$10.1M
COMMERCIAL (GENERAL) Current
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
2014
Heating
NONE
Buildings
2
Lot
5.12 ac
Current owner
From public records · entity-resolved
Loudoun Cnty Sanitation Author
Individual
Free & Clear · 10 yrs held
Mailing address
22365 BRODERICK DR STE #300, STERLING, VA 20166-9362
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
—
Lgv Group LLC
—
Deed
related
$2,000,000 · John Marshall Bank
May 20, 2016
—
Lgv Group LLC
—
Deed
related
$6,000,000 · Branch Bk&tr
Sep 18, 2015
—
Loudoun Cnty Sanitation Author
Lgv Group LLC
Grant Deed
related
—
Dec 17, 2013
—
Lgv Group LLC
—
Grant Deed
related
$2,952,500 · Branch Banking & Trust Co
Aug 12, 2011
$1,130,000
Lgv Grp LLC
Cross Current Ministries INC
Grant Deed
$791,000 · Manufacturers Traders & Trust
Feb 16, 2006
$1,785,768
Cross Current Ministries INC
Dulles Flight Simulator
Grant Deed
$1,147,857 · Wesleyan Investment Foundation
—
—
Lgv Group LLC
—
Loan Modification
related
$6,000,000 · Branch 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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