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Property profile & analytics
OFF-MARKET
Estimated value
$27,205,000
Office Spaces
22435 Glenn Dr Sterling, VA 20164
Entity Owned
4-yr Hold
Free & Clear
Property ID
US87-3559952
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2023
Total area
127,386 SF
Lot
18.44 ac (803,246 SF)
Zoning code
PDIP
APN
032-15-5119-000
UPID
US87-3559952
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
$24.34M
Comparable Approach
Comparable
$38.05M
Blend (final)
Blend
$27.21M
Owner & transaction history
Vantage Data Centers Va2 LLC · 4 yrs held
Vantage Data Centers Va2 LLC
since 2021
Last sale
$28.5M
6 recorded transactions
Zoning & alternative use
PDIP · Sterling, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$39.2M
+26.6%
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
$27,485,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$26,370,000
6.5%
$24,340,000
7%
$22,600,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$30,930,000
Current use
WAREHOUSE, STORAGE
$39,170,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$27.21M
Range $24.48M – $29.93M · ±10% · vs last sale $28.50M (Oct 28 2021)
Last sale anchor
$28.50M
Oct 28 2021
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
$214 / 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
$484,352
Tax year 2024
Assessed value
$48,194,240
Assessed 2024
Previous assessed
$40,228,500
+19.8% YoY
Effective rate
1.00%
On assessed value
Assessed land
$33,064,700
Assessed improvement
$15,129,540
Land market value
$33,064,700
Improvement market value
$15,129,540
Total market value
$48,194,240
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2023
Heating
NONE
Buildings
2
Total area
127,386 SF
Lot
18.44 ac (803,246 SF)
Zoning code
PDIP
APN
032-15-5119-000
UPID
US87-3559952
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
$30.9M
WAREHOUSE, STORAGE
Est. value
$39.2M
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
2023
Heating
NONE
Buildings
2
Lot
18.44 ac
Current owner
From public records · entity-resolved
Vantage Data Centers Va2 LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2820 NORTHWESTERN PKWY, SANTA CLARA, CA 95051-0904
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2021
$28,500,000
Vantage Data Centers Va2 LLC
Fp Sterling Park Land LLC
Special Warranty Deed
—
Nov 12, 2015
—
Fp Sterling Park 8 & 9 LLC
Fp Sterling Park Land LLC
Quit Claim Deed
related
—
Sep 1, 2015
—
Fp Sterling Park 8 & 9 LLC
—
Grant Deed
related
$43,700,000 · Pnc Bk
Aug 3, 2015
—
Fp Sterling Park 8 & 9 LLC
Fp Sterling Park Land LLC
Quit Claim Deed
related
—
Sep 29, 2010
—
Fp Sterling Park Land LLC
Fp Sterling Park II LLC
Quit Claim Deed
related
—
Apr 1, 2008
$14,370,000
F P Sterling Park II LLC
Owner Name Unavailable
Grant 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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