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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Retail space
44050 Ashburn Shopping Plz Ashburn, VA 20147-7915
Entity Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3431568
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
29,555 SF
Lot
7.71 ac (335,848 SF)
Zoning code
PDH4
APN
085-29-7520-000
UPID
US87-3431568
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
Current use
Occupant on record · Public records
-
Rasa Haveli Indian Cuisine Restaurant
-
SEO Ashburn Marketing & Advertising (Bike/Boat/Book/etc) Store
-
Slavin Diana J OD Physician
-
Jp Handyman Services LLC General Contractor
-
eLearningJoe Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.25M
Owner & transaction history
Ashburn Village Center LLC · 16 yrs held
Ashburn Village Center LLC
since 2009
1 recorded transaction
Zoning & alternative use
PDH4 · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Ashburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ashburn 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,390,000
6.5%
$7,745,000
7%
$7,195,000
Alternative Use
Use
Estimation
RETAIL STORES
$11,690,000
Current use
WAREHOUSE, STORAGE
$9,930,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±10%
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
$245 / 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
$170,460
Tax year 2024
Assessed value
$19,706,410
Assessed 2024
Previous assessed
$16,454,420
+19.8% YoY
Effective rate
0.86%
On assessed value
Assessed land
$3,943,400
Assessed improvement
$15,763,010
Land market value
$3,943,400
Improvement market value
$15,763,010
Total market value
$19,706,410
Applied tax rate
4.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Buildings
3
Stories
1
Total area
29,555 SF
Lot
7.71 ac (335,848 SF)
Zoning code
PDH4
APN
085-29-7520-000
UPID
US87-3431568
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH4 · Ashburn, VAZoning PDH4 · permitted uses
PDH4 · Ashburn, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$11.7M
WAREHOUSE, STORAGE
Est. value
$9.9M
RETAIL STORES 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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Buildings
3
Lot
7.71 ac
Current owner
From public records · entity-resolved
Ashburn Village Center LLC
Entity
Mailing address
7501 WISCONSIN AVE STE #1500, BETHESDA, MD 20814-6522
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 18, 2009
—
Ashburn Village Center LLC
Saul Holdings LP
Grant Deed
related
$33,000,000 · Metropolitan Life Insurance
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.
Try Rey
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