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22815 Glenn Dr, Sterling, VA 20166
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Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
126,841 SF
Lot
16.09 ac (700,880 SF)
Zoning code
PDIP
APN
033-17-9880-000
UPID
US87-3578960
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
-
Industrial Manufacturer Production Facility
-
Real Estate Agency
-
Trucking Company
-
Shipping Company Freight Service
-
Customs Broker Freight Forwarding Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$15.33M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.22M
Owner & transaction history
since 2006
1 recorded transaction
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$14.22M
Value range
$12.79M – $15.64M
±10% around blend
Estimated value / SF
$112 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$12.79M
blend $14.22M
$15.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
126,841 SF
Lot area
16.09 ac
Year built
2000
Stories
1
APN
033-17-9880-000
Zoning
PDIP
Assessed value
$17,193,620
Annual tax
$172,796
3
Income approach: direct capitalization
Partial preview
Income approach indication
$15.33M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$16.61M
@ 6.5% CAP return
$15.33M
@ 7% CAP return
$14.24M
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$14.22M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 41 sales
$307
-64%
County 67 sales
$336
-67%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $112/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
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$17.19M
Move the market yield to see immediate price impact.
Value / SF
$136
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
5.00%7.00%9.00%
$1.08M
$21.66M
$15.47M
$12.04M
$1.20M
$24.07M
$17.19M
$13.37M
$1.32M
$26.48M
$18.91M
$14.71M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$172,796
Tax year 2024
Assessed value
$17,193,620
Assessed 2024
Previous assessed
$16,310,600
+5.4% YoY
Effective rate
1.01%
On assessed value
Assessed land
$8,410,600
Assessed improvement
$8,783,020
Land market value
$8,410,600
Improvement market value
$8,783,020
Total market value
$17,193,620
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
For Lease
Year built
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
126,841 SF
Lot
16.09 ac (700,880 SF)
Zoning code
PDIP
APN
033-17-9880-000
UPID
US87-3578960
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
2000
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
16.09 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
Ownership Intelligence
Find the owner behind the property.
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What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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