Adjacent Ground-Floor Retail/Office
For Sale
$650,000
412 MADISON TRADE Plaza SE, Leesburg, VA 20175
Commercial Sale - LEESBURG, VA
Property Size1,680 SF
Price / SF$386.90
Days on Market436
Property Features for 412 MADISON TRADE Plaza SE
General Information
Property type
Other
Property subtype
Retail
Parking
20
Parking features
Parking Lot
Subdivision
CRESCENT PLACE
High school
LOUDOUN COUNTY
Elementary school district
LOUDOUN COUNTY PUBLIC SCHOOLS
Middle school district
LOUDOUN COUNTY PUBLIC SCHOOLS
High school district
LOUDOUN COUNTY PUBLIC SCHOOLS
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
5293
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2017
Building materials
Brick
Listing Agency:
EXP Realty, LLC
(833) 335-7433
Listed By:
SERIF SOYDAN · License #0225244507
(312) 330-7300
Added: Jun 19, 2025
Changed: Jun 9
Last Checked: Aug 28 at 7:06PM
MLS# VALO2100232
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
412 & 416 Madison Trade Plaza SE offers two adjacent ground-floor commercial units totaling 1,680 SF, with 840 SF available in each unit. The space is set up for retail or office use and is supported by ground-level storefront presence. The property is part of a 48,000 SF building constructed in 2017.
Situated within Leesburg town limits in the Crescent Place community, the units are located in the downtown business district. The site provides ample shared parking and direct access to the 45-mile paved W&OD Trail. The surrounding area is described as a mix of restaurants, shops, entertainment, and residential buildings.
This listing is well-suited for owner-occupants and investors looking for flexible ground-floor space that can function as retail, office, or service-based businesses, based on the property’s zoning for retail, office, or service-based uses. Leasing is available per unit, and sale pricing is offered per unit as well. The configuration also supports tenants who may benefit from expanding across both adjacent units while keeping operations on the ground floor.
Situated within Leesburg town limits in the Crescent Place community, the units are located in the downtown business district. The site provides ample shared parking and direct access to the 45-mile paved W&OD Trail. The surrounding area is described as a mix of restaurants, shops, entertainment, and residential buildings.
This listing is well-suited for owner-occupants and investors looking for flexible ground-floor space that can function as retail, office, or service-based businesses, based on the property’s zoning for retail, office, or service-based uses. Leasing is available per unit, and sale pricing is offered per unit as well. The configuration also supports tenants who may benefit from expanding across both adjacent units while keeping operations on the ground floor.
Key Highlights
- Prime downtown Leesburg location in the Crescent Place community with high foot traffic.
- Direct access to the W&OD Trail, attracting cyclists, joggers, and pedestrians.
- Two adjacent units totaling 1,680 SF available for lease or purchase.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,802
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$636,040
$636.0K
Cap Rate 7%
$454,314
$454.3K
Cap Rate 9%
$353,356
$353.4K
Market Conditions
NOI Build-Up for 1,680 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$49.6K $29.52/SF
− Vacancy
−$7.2K −$4.28/SF
EGI
$42.4K $25.24/SF
− OpEx
−$10.6K −$6.31/SF
NOI
$31.8K $18.93/SF
Area
Loudoun County, VA
Vacancy
14.50%
Lease Rate
$29.52 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$636,040
Cap Rate 7%
$454,314
Cap Rate 9%
$353,356
Alternative Uses
Best Use
Office B
$454.3K
$397.5K – $530.0K
NOI $31,802 @ 7.0% cap · market cap 4.89%
Second Best
Retail
$408.8K
$357.7K – $477.0K
NOI $28,619 @ 7.0% cap · market cap 4.40%
Theoretical Best
Specialty Retail
$526.5K
$460.7K – $614.3K
NOI $36,855 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
2,935
Businesses Nearby
Explore this area
Business Placement
Demographics for 20175, VA
33,245
Population
12,695
Households
2.6
Avg Household Size
38
Median Age
64%
College-Educated
94%
High-School Grad
59.0 sq mi
ZIP Area
563
Density / Sq Mi
$168,035
Median Household Income
$80,588
Median Earnings
$2,039
Median Rent
$717,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - Two adjacent ground-floor commercial units in downtown Leesburg offer flexible retail or office space with direct W&OD Trail access.
Where is this retail space located?
The property is located at 412 MADISON TRADE Plaza SE Leesburg, VA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Prime downtown Leesburg location in the Crescent Place community with high foot traffic.; Direct access to the W&OD Trail, attracting cyclists, joggers, and pedestrians.; Two adjacent units totaling 1,680 SF available for lease or purchase.
