46869 Leesburg Pike Sterling, VA 20164-2250
Entity Owned
2-yr Hold
Free & Clear
Estimated value (blended)
$22.40M
Range $20.16M – $24.64M (±10%)
Property ID
US87-3540662
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1979
Construction
STEEL FRAME
Total area
23,760 SF
Lot
5.92 ac (257,875 SF)
Zoning code
CCSC
APN
014-47-7052-000
UPID
US87-3540662
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.23M
Comparable Approach
Comparable
$14.74M
Blend (final)
Blend
$22.40M
Owner & transaction history
since 2023
Last sale
$20.0M
3 recorded transactions
Zoning & alternative use
CCSC · Sterling, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$22.40M
Value range
$20.16M – $24.64M
±10% around blend
Estimated value / SF
$943 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$20.16M
blend $22.40M
$24.64M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
23,760 SF
Lot area
5.92 ac
Year built
1979
Stories
1
APN
014-47-7052-000
Assessed value
$6,858,550
Annual tax
$59,326
3
Income approach: direct capitalization
Partial preview
Income approach indication
$12.23M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$13.25M
@ 6.5% CAP return
$12.23M
@ 7% CAP return
$11.36M
4
Sales comparison
Partial preview
Sales approach indication
$14.74M
Range $4.65M – $14.74M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$22.40M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 36 sales
$395
+138%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $943/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$19.97M
Move the market yield to see immediate price impact.
Value / SF
$841
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$1.26M
$25.17M
$17.98M
$13.98M
$1.40M
$27.97M
$19.97M
$15.54M
$1.54M
$30.76M
$21.97M
$17.09M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$59,326
Tax year 2024
Assessed value
$6,858,550
Assessed 2024
Previous assessed
$6,255,530
+9.6% YoY
Effective rate
0.86%
On assessed value
Assessed land
$4,126,000
Assessed improvement
$2,732,550
Land market value
$4,126,000
Improvement market value
$2,732,550
Total market value
$6,858,550
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
NONE
Stories
1
Total area
23,760 SF
Lot
5.92 ac (257,875 SF)
Zoning code
CCSC
APN
014-47-7052-000
UPID
US87-3540662
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CCSC · Sterling, VAZoning CCSC · permitted uses
CCSC · Sterling, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1979
Construction
STEEL FRAME
Heating
NONE
Stories
1
Lot
5.92 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CCSC
Jurisdiction
Sterling, VA
Recorded code
CCSC
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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See the ownership record for this address.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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