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Property profile & analytics
OFF-MARKET
Estimated value
$1,480,000
Medical Office Space
46440 Benedict Dr Sterling, VA 20164-6602
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US87-3449590
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1986
Construction
STEEL FRAME
Total area
37,362 SF
Lot
2.85 ac (124,146 SF)
Zoning code
PDOP
APN
020-39-4032-000
UPID
US87-3449590
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
$915k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.05M
Blend (final)
Blend
$1.48M
Owner & transaction history
Mll Sterling LLC · 6 yrs held
Mll Sterling LLC
since 2019
6 recorded transactions
Zoning & alternative use
PDOP · 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
$915,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.48M
Range $1.33M – $1.63M · ±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
$40 / 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
$54,613
Tax year 2024
Assessed value
$5,434,150
Assessed 2024
Previous assessed
$4,095,600
+32.7% YoY
Effective rate
1.00%
On assessed value
Assessed land
$1,365,600
Assessed improvement
$4,068,550
Land market value
$1,365,600
Improvement market value
$4,068,550
Total market value
$5,434,150
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1986
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
2
Total area
37,362 SF
Lot
2.85 ac (124,146 SF)
Zoning code
PDOP
APN
020-39-4032-000
UPID
US87-3449590
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDOP · Sterling, VA
Zoning PDOP · permitted uses
PDOP · 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
1986
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
2
Lot
2.85 ac
Current owner
From public records · entity-resolved
Mll Sterling LLC
Entity
Mailing address
30 S WACKER DR STE #2750, CHICAGO, IL 60606-7533
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2025
—
Laramar Sterling Mob Investment Ass
—
Deed
related
$51,000,000 · Wintrust Bank NA
Aug 9, 2024
—
Laramar Sterling Mob Investment Ass
—
Deed
related
$4,100,000 · Wintrust Bank National Association
Dec 17, 2019
$4,750,000
Mll Sterling LLC
Hsre Capmed Sterling LLC
Grant Deed
$40,875,000 · Capital One Nat'l Assn
Nov 26, 2013
$3,800,365
Hsre Capmed Sterling LLC
Washington R/e Inv Trust
Grant Deed
$3,586,991 · Bmo Harris Bank
May 22, 2008
$6,500,000
Washington R/e Inv
Sterling Medical Office Buildi
Grant Deed
—
—
—
Sterling Medical Office Buildi
—
Deed Of Trust
related
$100,000 · Middleburg 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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