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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Gas stations
45950 Russell Br Pkwy Sterling, VA 20166-8953
Entity Owned
1-yr Hold
Free & Clear
Property ID
US87-3503107
Property profile
Verified
Property type
Gas stations
Use group
GAS STATION
Year built
2022
Total area
6,049 SF
Lot
3.27 ac (142,441 SF)
Zoning code
PDMUB
APN
042-49-3536-000
UPID
US87-3503107
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
$315k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$515k
Owner & transaction history
Loudoun County Sanitation Authority · 1 yrs held
Loudoun County Sanitation Authority
since 2024
2 recorded transactions
Zoning & alternative use
PDMUB · Sterling, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$740,000
+22.7%
Commercial (general)
$720,000
+18.8%
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
$315,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$605,000
Current use
RESTAURANT
$740,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$720,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$490,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$85 / 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
$36,300
Tax year 2024
Assessed value
$3,611,950
Assessed 2024
Previous assessed
$3,521,450
+2.6% YoY
Effective rate
1.00%
On assessed value
Assessed land
$1,454,700
Assessed improvement
$2,157,250
Land market value
$1,454,700
Improvement market value
$2,157,250
Total market value
$3,611,950
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
Gas stations
Use group
GAS STATION
Status
Off-Market
Year built
2022
Total area
6,049 SF
Lot
3.27 ac (142,441 SF)
Zoning code
PDMUB
APN
042-49-3536-000
UPID
US87-3503107
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDMUB · Sterling, VA
Zoning PDMUB · permitted uses
PDMUB · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$605,000
RESTAURANT
Est. value
$740,000
COMMERCIAL (GENERAL)
Est. value
$720,000
MEDICAL BUILDING
Est. value
$490,000
SERVICE STATION (FULL SERVICE) Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
2022
Lot
3.27 ac
Current owner
From public records · entity-resolved
Loudoun County Sanitation Authority
Entity
Free & Clear · 1 yrs held
Mailing address
260 W BALTIMORE PIKE MEDIA, MEDIA
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2024
—
Loudoun County Sanitation Authority
Pacific Lot N LLC
Deed
—
Dec 15, 2021
—
Ns Kincora N 1 LLC
Pacific Lot N LLC
Special Warranty Deed
—
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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