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Property profile & analytics
OFF-MARKET
Estimated value
$18,160,000
Grocery and convenience stores
45131 Columbia Pl Sterling, VA 20166-2501
Entity Owned
10-yr Hold
Free & Clear
Property ID
US87-3448028
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
130,061 SF
Lot
18.08 ac (787,565 SF)
Zoning code
PDCH
APN
044-48-0782-000
UPID
US87-3448028
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$18.16M
Owner & transaction history
Broadstone Wfm Sterling LLC · 10 yrs held
Broadstone Wfm Sterling LLC
since 2016
4 recorded transactions
Zoning & alternative use
PDCH · Sterling, 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 Sterling submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sterling 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$140 / 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
$205,522
Tax year 2024
Assessed value
$20,449,960
Assessed 2024
Previous assessed
$16,855,050
+21.3% YoY
Effective rate
1.00%
On assessed value
Assessed land
$6,503,100
Assessed improvement
$13,946,860
Land market value
$6,503,100
Improvement market value
$13,946,860
Total market value
$20,449,960
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Cooling
CENTRAL
Stories
1
Total area
130,061 SF
Lot
18.08 ac (787,565 SF)
Zoning code
PDCH
APN
044-48-0782-000
UPID
US87-3448028
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCH · Sterling, VA
Zoning PDCH · permitted uses
PDCH · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sterling. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Cooling
Yes
Stories
1
Lot
18.08 ac
Current owner
From public records · entity-resolved
Broadstone Wfm Sterling LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 24470, ROCHESTER, NY 14624-0470
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 17, 2016
—
Broadstone Wfm Sterling LLC
—
Deed
related
$19,000,000 · Pnc Bk
Feb 5, 2016
$27,000,000
Broadstone Wfm Sterling LLC
Wg Sterling Va LLC
Grant Deed
—
Jan 31, 2006
$28,300,000
Wg Sterling Va LLC
Brighton-columbia Place LLC
Grant Deed
$19,810 · Goldman Sachs Comm'l Mtg Cap
—
—
Broadstone Wfm Sterling LLC
—
Deed Of Trust
related
$19,000,000 · Pnc Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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