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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Turn key restaurants
46116 Lk Ctr Plz Sterling, VA 20165-5846
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3430209
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1997
Construction
FRAME
Total area
5,466 SF
Lot
2.77 ac (120,661 SF)
Zoning code
PDH4
APN
019-26-2724-000
UPID
US87-3430209
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
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$637k
Blend (final)
Blend
$815k
Owner & transaction history
Loudoun Conty Sanitation Autho · 12 yrs held
Loudoun Conty Sanitation Autho
since 2014
7 recorded transactions
Zoning & alternative use
PDH4 · Sterling, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+62.6%
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
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$670,000
Current use
COMMERCIAL (GENERAL)
$1,090,000
Change: +63% · Conversion: Easy
Blend value · Realmo final
$815k
Range $734k – $897k · ±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
$149 / 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
$25,765
Tax year 2024
Assessed value
$2,978,610
Assessed 2024
Previous assessed
$2,897,660
+2.8% YoY
Effective rate
0.87%
On assessed value
Assessed land
$2,654,500
Assessed improvement
$324,110
Land market value
$2,654,500
Improvement market value
$324,110
Total market value
$2,978,610
Applied tax rate
18.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
5,466 SF
Lot
2.77 ac (120,661 SF)
Zoning code
PDH4
APN
019-26-2724-000
UPID
US87-3430209
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH4 · Sterling, VA
Zoning PDH4 · permitted uses
PDH4 · 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
RESTAURANT Current
Est. value
$670,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
RESTAURANT Current
COMMERCIAL (GENERAL)
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
1997
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.77 ac
Current owner
From public records · entity-resolved
Loudoun Conty Sanitation Autho
Individual
Mailing address
13891 METROTECH DR, CHANTILLY, VA 20151-3245
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 23, 2014
—
Loudoun Conty Sanitation Autho
First Potomac View Props LLC
Grant Deed
related
—
Jul 20, 2010
—
First Potomac View LLC
—
Deed Of Trust
related
$3,816,993 · Virginia Commerce Bank
Aug 30, 2007
$2,700,000
First Potomac View LLC
Lone Star Steakhouse Of Richmond
Grant Deed
related
—
Nov 16, 2006
$2,700,000
First Potomac View Props LLC
Lone Star Steakhouse Of Richmond In
Grant Deed
related
—
—
—
S C Vii First Potomac E
—
Loan Modification
related
$4,563,000 · Virginia Commerce Bank
—
—
First Potomac View LLC
—
Deed Of Trust
related
$1,186,405 · Virginia Commerce Bank
—
—
E S C Vii LLC
—
Deed Of Trust
related
$1,197,000 · Business Finance Group INC
—
—
E S C Vii LLC
—
Loan Modification
related
$4,562,335 · Washingtonfirst Bk
—
—
E S C Vii LLC
—
Loan Modification
related
$750,000 · Washingtonfirst Bk
—
—
First Potomac View LLC
—
Deed Of Trust
related
$430,000 · Virginia Commerce Bank
—
—
First Potomac View LLC
—
Deed Of Trust
related
$3,700,000 · Virginia Commerce 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.
Try Rey
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