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Property profile & analytics
OFF-MARKET
Super regional malls
46000 Church Rd, Sterling, VA 20164-4652
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-3456114
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2022
Total area
26,743 SF
Lot
3.41 ac (148,540 SF)
Zoning code
PDCCCC
APN
031-19-0215-000
UPID
US87-3456114
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
by Request
Owner & transaction history
Sareena Corp · 10 yrs held
Sareena Corp
since 2016
7 recorded transactions
Zoning & alternative use
PDCCCC · 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
—
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
$15,448
Tax year 2024
Assessed value
$1,785,850
Assessed 2024
Previous assessed
$1,657,350
+7.8% YoY
Effective rate
0.87%
On assessed value
Assessed land
$1,604,600
Assessed improvement
$181,250
Land market value
$1,604,600
Improvement market value
$181,250
Total market value
$1,785,850
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2022
Heating
NONE
Total area
26,743 SF
Lot
3.41 ac (148,540 SF)
Zoning code
PDCCCC
APN
031-19-0215-000
UPID
US87-3456114
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCCC · Sterling, VA
Zoning PDCCCC · permitted uses
PDCCCC · 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
2022
Heating
NONE
Lot
3.41 ac
Current owner
From public records · entity-resolved
Sareena Corp
Entity
Mailing address
1372 LANCIA DR, MC LEAN, VA 22102-2204
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 9, 2021
—
Sareena Corp
—
Deed
related
$4,168,116 · Bank Of Clarke County
Mar 24, 2020
—
Sareena Corp INC
—
Deed
related
$368,000 · Bank Of Clarke Cnty
Mar 7, 2017
—
Sareena Corp
—
Deed
related
$1,755,000 · Mainstreet Bk
Feb 22, 2016
$1,600,000
Sareena Corp
Raheen Properties LLC
Grant Deed
$1,120,000 · Private Individual
Feb 10, 2011
—
Raheen Properties LLC
Quddoos,abdul
Grant Deed
related
—
Dec 30, 2008
—
Kbe Church Road LLC
—
Deed Of Trust
related
$1,600,000 · Sandy Spring Bank
Dec 26, 2007
—
Kbe Church Road LLC
—
Deed Of Trust
related
$5,310,000 · Sandy Spring Bank
Dec 18, 2007
$2,150,000
Kbe Church Road LLC
Owner Name Unavailable
Grant Deed
related
—
Jan 30, 2007
$597,300
Kbe Church Road LLC
Bp Products North America INC
Grant Deed
—
Nov 17, 2006
$2,150,000
Kbe Church Road LLC
Bp Products North America INC
Deed Of Trust
related
$2,190,000 · Sandy Spring Bank
—
—
Sareena Corp INC
—
Deed Of Trust
related
$368,000 · Bank Of Clarke Cnty
—
—
Raheen Properties LLC
—
Deed Of Trust
related
$368,000 · Access National Bank
—
—
Sareena Corp
—
Deed Of Trust
related
$1,755,000 · Mainstreet Bk
—
—
Sareena Corp
—
Deed Of Trust
related
$368,000 · Mainstreet 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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