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Property profile & analytics
OFF-MARKET
Estimated value
$39,250,000
Office Spaces
45761 Maries Rd Sterling, VA 20166-9204
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-3559528
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2019
Total area
213,750 SF
Lot
19.5 ac (849,420 SF)
Zoning code
PDIP
APN
030-38-2006-000
UPID
US87-3559528
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
$40.85M
Comparable Approach
Comparable
$37.74M
Blend (final)
Blend
$39.25M
Owner & transaction history
Loudoun County Sanitation Authority · 4 yrs held
Loudoun County Sanitation Authority
since 2021
5 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%
$44,245,000
6.5%
$40,845,000
7%
$37,925,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$57,270,000
Current use
Blend value · Realmo final
$39.25M
Range $35.33M – $43.18M · ±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
$184 / 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
$1,198,017
Tax year 2024
Assessed value
$119,205,720
Assessed 2024
Previous assessed
$92,425,390
+29.0% YoY
Effective rate
1.00%
On assessed value
Assessed land
$25,602,600
Assessed improvement
$93,603,120
Land market value
$25,602,600
Improvement market value
$93,603,120
Total market value
$119,205,720
Applied tax rate
8.0000
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
2019
Heating
NONE
Buildings
2
Total area
213,750 SF
Lot
19.5 ac (849,420 SF)
Zoning code
PDIP
APN
030-38-2006-000
UPID
US87-3559528
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Sterling, VAZoning PDIP · permitted uses
PDIP · Sterling, 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
COMMERCIAL (GENERAL) Current
Est. value
$57.3M
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
2019
Heating
NONE
Buildings
2
Lot
19.5 ac
Current owner
From public records · entity-resolved
Loudoun County Sanitation Authority
Entity
Mailing address
6711 COLUMBIA GTWY DR STE #300, COLUMBIA, MD 21046-2383
Ownership since
2021
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
Dec 3, 2024
—
Maries Tech Park LLC
—
Deed
related
$50,000 · Standard Chartered Bank
Oct 1, 2021
—
Loudoun County Sanitation Authority
Maries Tech Park LLC
Deed
—
Nov 20, 2017
$18,314,100
Maries Tech Park LLC
Maries Road Properties LLC
Grant Deed
related
—
Apr 18, 2005
$3,800,000
Maries Road Properties Lc
Hart Trust
Grant Deed
$2,850,000 · Alliance Bank
—
—
Maries Road Properties Lc
—
Deed Of Trust
related
$1,400,000 · Virginia Heritage 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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