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Property profile & analytics
OFF-MARKET
Estimated value
$20,455,000
Office Spaces
45195 Business Ct Sterling, VA 20166-6752
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3476806
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2000
Construction
STEEL FRAME
Total area
107,124 SF
Lot
8.14 ac (354,578 SF)
Zoning code
PDIP
APN
046-38-6144-000
UPID
US87-3476806
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
$20.47M
Comparable Approach
Comparable
$28.35M
Blend (final)
Blend
$20.46M
Owner & transaction history
Velocis Loudoun LP · 10 yrs held
Velocis Loudoun LP
since 2015
4 recorded transactions
Zoning & alternative use
PDIP · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,175,000
6.5%
$20,470,000
7%
$19,005,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$28,705,000
Current use
Blend value · Realmo final
$20.46M
Range $18.41M – $22.50M · ±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
$191 / 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
$233,019
Tax year 2024
Assessed value
$19,337,690
Assessed 2024
Previous assessed
$18,115,720
+6.7% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,599,600
Assessed improvement
$15,738,090
Land market value
$3,599,600
Improvement market value
$15,738,090
Total market value
$19,337,690
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2000
Construction
STEEL FRAME
Heating
ZONE
Stories
4
Total area
107,124 SF
Lot
8.14 ac (354,578 SF)
Zoning code
PDIP
APN
046-38-6144-000
UPID
US87-3476806
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Sterling, VA
Zoning PDIP · permitted uses
PDIP · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$28.7M
COMMERCIAL (GENERAL) Current
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
2000
Construction
STEEL FRAME
Heating
ZONE
Stories
4
Lot
8.14 ac
Current owner
From public records · entity-resolved
Velocis Loudoun LP
Entity
Mailing address
165 W 73RD ST, NEW YORK, NY 10023-2901
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Aug 5, 2015
$20,650,000
Velocis Loudoun LP
Brit2 Acquisitions LLC
Grant Deed
—
Sep 7, 2012
$14,325,000
Brit2 Acquistiions LLC
Lbubs 2005-c5 Busn Ccourt LLC
Grant Deed
$10,000,000 · Tt&b Investments LLC
Jul 18, 2005
$18,825,000
Corridors I And II
Natnl Bld Suit Ldn Gtwy I
Special Warranty Deed
$14,124,300 · Lehman Brothers Bank Fsb
—
—
Velocis Loudoun LP
—
Deed Of Trust
related
$26,500,000 · Bank Of Tx
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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