Sign Up Successful!
You now have access to more from Realmo!
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

    22435 Glenn Dr Sterling, VA 20164

    • Office Properties & Spaces
    • 127,386 SF
    • 18.44 lot acres
    OFF-MARKET
    Last Sale
    Oct 28, 2021
    $28,500,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US87-3559952
    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

    • Office Properties & Spaces

    Property Details for 22435 Glenn Dr

    Year built
    2023
    Lot size
    18.44 lot acres
    Property size
    127,386 SF
    Zone code
    PDIP
    Property type
    Office Properties & Spaces
    APN
    032-15-5119-000
    APU
    32155119000

    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
    -77.4297
    Latitude
    38.9976
    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
    $484,352
    $33,064,700
    $15,129,540
    $48,194,240
    -
    $33,064,700
    $15,129,540
    $48,194,240

    Comparable in this City

    • Value Estimation by Request
      1,242 SF

      107 Holly Ave

      Office Properties & Spaces • 1,242 SF
      107 Holly Ave, Sterling, VA 20164
      View Details
    • Value Estimation by Request
      77,901 SF

      22630 Davis Dr

      OFFICE (GENERAL) • 77,901 SF
      22630 Davis Dr, Sterling, VA 20164-6400
      View Details
    • Value Estimation
      $760,000
      25,600 SF

      107 Carpenter Dr

      OFFICE (GENERAL) • 25,600 SF
      107 Carpenter Dr, Sterling, VA 20164-7117
      View Details
    • Value Estimation
      $460,000
      18,360 SF

      207 Holly Ave

      OFFICE (GENERAL) • 18,360 SF
      207 Holly Ave, Sterling, VA 20164-3137
      View Details
    • Value Estimation by Request
      153,372 SF

      22350 Sterling Blvd

      Office Properties & Spaces • 153,372 SF
      22350 Sterling Blvd, Sterling, VA 20164
      View Details
    • Value Estimation by Request

      45640 Willow Pond Plz

      Office Properties & Spaces
      45640 Willow Pond Plz, Sterling, VA 20164
      View Details

    Similar Nearby for Sale

    • $265,000
      1,242 SF

      Sterling Office Condo - Prime Location

      Renovated Office Suite, High Visibility
      107 Holly Ave, Sterling, VA 20164
      View Details
    • Contact for pricing

      Sterling Office Space - Unit 200

      Modern office space in prime Sterling location.
      1319 Shepard Dr, Sterling, VA 20164
      View Details
    • Contact for pricing
      950 SF

      Sterling, VA Office Condo Portfolio

      Three contiguous executive suites, fully leased.
      22648 Glenn Dr, Sterling, VA 20164
      View Details
    • $225,000
      1,000 SF

      Sterling Office Condo - Great Investment

      Turn-key office condo, tenant in place.
      22648 Glenn Dr, Sterling, VA 20164
      View Details
    • $346,900

      Modern Office and Showroom Space

      Well-maintained Sterling office with modern design, showroom, and private offices.
      45571 Shepard Dr, Sterling, VA 20164
      View Details
    • $10,000,000
      61,115 SF

      Eastern Loudoun County Office Building

      Office building on 3.6 acres in Loudoun County.
      21335 Signal Hill Plz, Sterling, VA 20164
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      153,372 SF

      Sterling Plaza I: Executive Suites

      Prime Loudoun County Office Space Available
      22350 Sterling Blvd, Sterling, VA 20164
      View Details
    • $2,500 /Mo

      Office Space in Sterling, VA

      Office space available for lease in Sterling, Virginia.
      1319 Shepard Dr, Sterling, VA 20164
      View Details
    • $17 SF/Yr
      3,525 SF

      Sterling Office Space - Suite 200

      Prime Loudoun County office suite. 3,525 sq ft, single tenant.
      45640 Willow Pond Plz, 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
    • $19 SF/Yr
      2,250 SF

      Sterling Office Suites for Lease

      Prime Sterling, VA Office Space Available
      46396 Benedict 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
    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.
    22435 Glenn Dr
    Sterling, VA 20164
    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.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.