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Property profile & analytics
FOR LEASE
Warehouses
44645 Guilford Dr Ashburn, VA 20147
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3429441
For Lease
1 / 17
$11,020,000
44645 Guilford Dr, Ashburn, VA 20147
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
51,550 SF
Lot
3.46 ac (150,718 SF)
Zoning code
PDIP
APN
060-29-2809-000
UPID
US87-3429441
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
-
Advanced Global Construction Construction Company General Contractor
-
Beyond Wellness - Chiropractic Acupuncture PT Medical Clinic
-
Old Glory Gym Gym & Fitness Center
-
NOVA Functional Sports Chiropractic Alternative Medicine Practice
-
Hassett Express Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$9.99M
Blend (final)
Blend
$11.02M
Owner & transaction history
44645 Guilford Owner LP · 1 yrs held
44645 Guilford Owner LP
since 2024
Last sale
$14.4M
7 recorded transactions
Zoning & alternative use
PDIP · 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
$10,600,000
ML approach
$10,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$17,325,000
Current use
COMMERCIAL (GENERAL)
$16,035,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$11.02M
Range $9.92M – $12.12M · ±10% · vs last sale $14.40M (Sep 23 2024)
Last sale anchor
$14.40M
Sep 23 2024
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
$214 / 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
$74,316
Tax year 2024
Assessed value
$7,394,620
Assessed 2024
Previous assessed
$8,465,910
-12.7% YoY
Effective rate
1.01%
On assessed value
Assessed land
$1,808,600
Assessed improvement
$5,586,020
Land market value
$1,808,600
Improvement market value
$5,586,020
Total market value
$7,394,620
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
51,550 SF
Lot
3.46 ac (150,718 SF)
Zoning code
PDIP
APN
060-29-2809-000
UPID
US87-3429441
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Ashburn, VA
Zoning PDIP · permitted uses
PDIP · Ashburn, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ashburn. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$17.3M
COMMERCIAL (GENERAL)
Est. value
$16.0M
WAREHOUSE, STORAGE Current
COMMERCIAL (GENERAL)
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
3.46 ac
Current owner
From public records · entity-resolved
44645 Guilford Owner LP
Entity
Mailing address
5 RADNOR CORPORATE CTR 100TH W MATSONF RD STE #250, WAYNE, PA 19087
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2025
—
21580 Beaume Owner LP
—
Deed
related
$39,717,000 · Areeif Lender LLC
Dec 23, 2024
$14,400,000
44645 Guilford Owner LP
Exeter 44645 Guilford LLC
Special Warranty Deed
—
Mar 8, 2022
—
Exeter 44645 Guilford LLC
—
Deed
related
$380,000,000 · Wells Fargo Bank NA
Feb 25, 2021
—
Exeter 44645 Guilford LLC
—
Deed
related
$305,465 · Wells Fargo Bank NA
Mar 2, 2018
—
Icbp IV Holdings 14 LLC
—
Deed
related
$3,840,000 · Tiaa Fsb
Dec 14, 2017
—
Icbp IV Holdings 14 LLC
Berkeley Partners LP Ic IV
Grant Deed
related
—
May 30, 2017
$16,000,000
Icbp IV Holdings I LLC
Dbt-data Beaumeade Corp Center
Grant Deed
related
—
Sep 30, 2011
$22,158,000
Dbt-data Beaumeade Corp Center
Cit Guilford Drive LLC
Grant Deed
$15,510,000 · Eagle Bank
—
—
Dbt-data Beaumeade Corp Center
—
Loan Modification
related
$3,946,069 · John Marshall Bk
—
—
Icbp IV Holdings 14 LLC
—
Deed Of Trust
related
$3,840,000 · Tiaa Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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