Entity Owned Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2007
Construction
CONCRETE
Total area
57,214 SF
Lot
3.57 ac (155,509 SF)
Zoning code
PDIP
APN
033-38-7850-000
UPID
US87-3435600
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Production Facility Brewery & Distillery
-
Big Box & Wholesale Store
-
Restaurant
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.91M
CAP Approach
CAP
$6.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.31M
Owner & transaction history
since 2022
Last sale
$12.8M
4 recorded transactions
Zoning & alternative use
PDIP · Sterling, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$11.31M
Value range
$10.18M – $12.44M
±10% around blend
Estimated value / SF
$198 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$10.18M
blend $11.31M
$12.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
57,214 SF
Lot area
3.57 ac
Year built
2007
Stories
1
APN
033-38-7850-000
Zoning
PDIP
Assessed value
$8,913,920
Annual tax
$89,585
3
Income approach: direct capitalization
Partial preview
Income approach indication
$6.92M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$7.49M
@ 6.5% CAP return
$6.92M
@ 7% CAP return
$6.42M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.31M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 41 sales
$307
-36%
County 67 sales
$336
-41%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $198/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
4.00%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.00%
9.0%
NOI (est.)
$893k *
Last sale · Dec 2022
$12.75M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$22.31M
Move the market yield to see immediate price impact.
Value / SF
$390
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.50%4.00%4.50%
$803k
$22.95M
$20.08M
$17.85M
$893k
$25.50M
$22.31M
$19.83M
$982k
$28.05M
$24.54M
$21.82M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$89,585
Tax year 2024
Assessed value
$8,913,920
Assessed 2024
Previous assessed
$8,139,890
+9.5% YoY
Effective rate
1.01%
On assessed value
Assessed land
$1,866,100
Assessed improvement
$7,047,820
Land market value
$1,866,100
Improvement market value
$7,047,820
Total market value
$8,913,920
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
57,214 SF
Lot
3.57 ac (155,509 SF)
Zoning code
PDIP
APN
033-38-7850-000
UPID
US87-3435600
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Sterling, VAZoning PDIP · permitted uses
PDIP · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2007
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.57 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDIP
Jurisdiction
Sterling, VA
Recorded code
PDIP
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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