Entity Owned 
For Lease
1 / 30
$21 SF/Yr
23521 Overland Dr,Unit 100-130, Sterling, VA 20166
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Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
25,238 SF
Lot
2.01 ac (87,556 SF)
Zoning code
PDCCCC
APN
123-10-4996-000
UPID
US87-3462128
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
-
Training Center
-
High School
-
Arcade & Gaming Center
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$735k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$616k
Blend (final)
Blend
$675k
Owner & transaction history
since 2013
2 recorded transactions
Zoning & alternative use
PDCCCC · Sterling, VA
Top alternative use upside
Warehouse, storage
$975,000
+37.4%
Retail stores
$825,000
+15.7%
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.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$675k
Value range
$608k – $743k
±10% around blend
Estimated value / SF
$27 / SF
Confidence
Property data
100
Comparable evidence
60
$608k
blend $675k
$743k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,238 SF
Lot area
2.01 ac
Year built
2006
Stories
1
APN
123-10-4996-000
Zoning
PDCCCC
Assessed value
$5,313,290
Annual tax
$45,960
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$616k
Range $319k – $1.07M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$675k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+37%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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
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$5.31M
Move the market yield to see immediate price impact.
Value / SF
$211
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%
$335k
$6.69M
$4.78M
$3.72M
$372k
$7.44M
$5.31M
$4.13M
$409k
$8.18M
$5.84M
$4.55M
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
$45,960
Tax year 2024
Assessed value
$5,313,290
Assessed 2024
Previous assessed
$5,087,570
+4.4% YoY
Effective rate
0.87%
On assessed value
Assessed land
$1,514,300
Assessed improvement
$3,798,990
Land market value
$1,514,300
Improvement market value
$3,798,990
Total market value
$5,313,290
Applied tax rate
5.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
25,238 SF
Lot
2.01 ac (87,556 SF)
Zoning code
PDCCCC
APN
123-10-4996-000
UPID
US87-3462128
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCCC · Sterling, VAZoning PDCCCC · permitted uses
PDCCCC · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
2.01 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDCCCC
Jurisdiction
Sterling, VA
Recorded code
PDCCCC
Ownership Intelligence
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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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