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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Commercial real estate
46161 Westlake Dr Ste 330 Sterling, VA 20165-5871
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-3440138
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Year built
2002
Total area
2,815 SF
Zoning code
PDH4
APN
019-36-4129-011
UPID
US87-3440138
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
$720k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$720k
Owner & transaction history
Matterhorn 330 LLC · 2 yrs held
Matterhorn 330 LLC
since 2024
Last sale
$720,000
3 recorded transactions
Zoning & alternative use
PDH4 · Sterling, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.1M
+63.0%
Warehouse, storage
$865,000
+26.8%
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
$720,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
RETAIL STORES
$1,115,000
Change: +63% · Conversion: Easy
WAREHOUSE, STORAGE
$865,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $720k (May 7 2024)
Last sale anchor
$720k
May 7 2024
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
$256 / 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
$4,627
Tax year 2024
Assessed value
$534,900
Assessed 2024
Previous assessed
$450,450
+18.7% YoY
Effective rate
0.87%
On assessed value
Assessed land
$140,800
Assessed improvement
$394,100
Land market value
$140,800
Improvement market value
$394,100
Total market value
$534,900
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
Commercial real estate
Use group
COMMERCIAL CONDOMINUIM
Status
Off-Market
Year built
2002
Heating
NONE
Total area
2,815 SF
Zoning code
PDH4
APN
019-36-4129-011
UPID
US87-3440138
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
COMMERCIAL (GENERAL) Current
Est. value
$685,000
RETAIL STORES
Est. value
$1.1M
WAREHOUSE, STORAGE
Est. value
$865,000
COMMERCIAL (GENERAL) Current
RETAIL STORES
WAREHOUSE, STORAGE
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
2002
Heating
NONE
Current owner
From public records · entity-resolved
Matterhorn 330 LLC
Entity
Free & Clear · 2 yrs held
Mailing address
21631 RIDGETOP CIR STE #250, STERLING, VA 20166-4247
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 19, 2024
—
Matterhorn 330 LLC
—
Deed
related
$372,000 · Business Finance Group INC
May 7, 2024
$720,000
Matterhorn 330 LLC
Champion Real Estate Ventures LLC
Special Warranty Deed
—
Dec 30, 2009
$665,000
Champion R/e Ventures LLC
Genesus Unlimited LLC
Grant Deed
$532,000 · Washingtonfirst Bank
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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