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Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Super regional malls
44305 Ice Rink Plz Ashburn, VA 20147-6045
Entity Owned
14-yr Hold
Free & Clear
Property ID
US87-3467523
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,088 SF
Lot
1.07 ac (46,609 SF)
Zoning code
PDCCCC
APN
061-45-9365-000
UPID
US87-3467523
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
-
Anita's New Mexico Style Mexican Food Restaurant
-
Sherwin-Williams Paint Store Painting Home Improvement Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$439k
Blend (final)
Blend
$535k
Owner & transaction history
Ashburn Retail Ctr LLC · 14 yrs held
Ashburn Retail Ctr LLC
since 2011
5 recorded transactions
Zoning & alternative use
PDCCCC · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$745,000
+175.3%
Auto repair, garage
$690,000
+155.2%
Medical building
$575,000
+113.4%
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
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$745,000
Change: +175% · Conversion: Difficult
AUTO REPAIR, GARAGE
$690,000
Change: +155% · Conversion: Difficult
MEDICAL BUILDING
$575,000
Change: +113% · Conversion: Difficult
WAREHOUSE, STORAGE
$405,000
Change: +49% · Conversion: Difficult
Blend value · Realmo final
$535k
Range $482k – $589k · ±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
$75 / 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
$39,978
Tax year 2024
Assessed value
$4,621,790
Assessed 2024
Previous assessed
$4,538,230
+1.8% YoY
Effective rate
0.86%
On assessed value
Assessed land
$1,275,800
Assessed improvement
$3,345,990
Land market value
$1,275,800
Improvement market value
$3,345,990
Total market value
$4,621,790
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
7,088 SF
Lot
1.07 ac (46,609 SF)
Zoning code
PDCCCC
APN
061-45-9365-000
UPID
US87-3467523
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCCC · Ashburn, VAZoning PDCCCC · permitted uses
PDCCCC · 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
RESTAURANT
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$690,000
MEDICAL BUILDING
Est. value
$575,000
WAREHOUSE, STORAGE
Est. value
$405,000
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Ashburn Retail Ctr LLC
Entity
Free & Clear · 14 yrs held
Mailing address
4905 DEL RAY AVE STE #200, BETHESDA, MD 20814-2559
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2019
—
44305 Ice Rink Ptrs LLC
—
Deed
related
$3,200,000 · Miscellaneous Ins Co
Aug 29, 2011
$3,850,000
Ashburn Retail Ctr LLC
Cameron Chase Vlg Ctr Ptrs LLC
Grant Deed
—
Aug 8, 2006
—
Record Owner
Owner,record
Quit Claim Deed
related
—
—
—
44305 Ice Rink Ptrs LLC
—
Deed Of Trust
related
$3,200,000 · Miscellaneous Ins Co
—
—
Cameron Chase Village Center P
—
Deed Of Trust
related
$3,390,000 · Fulton Bank
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.
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