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    Commercial Land in Greene Mill Preserve Title is generated by Realmo AI

    DINAH & BLACK BRANCH Parkway, Leesburg, VA 20175

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    For Sale
    $860,000

    LAND - LEESBURG, VA

    Lot size:
    0.51 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for DINAH & BLACK BRANCH Parkway

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.51 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1057

    We can help!

    Listing Contact
    Jane Franklin

    Listing agent Jane Franklin License #0225065719

    Listing office Samson Properties 8521 Leesburg Pike unit: 300, Chantilly, VA

    Listing date Apr 15, 2026

    MLS# VALO2121284 Listing URL

    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.

    HighLights

    • Commercial/industrial corner parcel in the desirable Greene Mill Preserve.
    • Zoning permits retail (up to 5,000 sf) and office space (up to 10,000 sf).
    • Accessory Dwelling Unit (ADU) up to 1200 sf allowed above the first floor.
    • Approved site plan for a 2‑story adult daycare facility (1,500 sf per level) with 31 parking spaces is valid until July 1, 2025.
    • Located across from the community common area, walking paths, and clubhouse with pool.
    • Convenient access to public utilities and close proximity to everyday conveniences, commuting routes, IAD airport, and the Loudoun County Info Technology center.

    Overview

    This 0.51-acre commercial/industrial corner parcel is located in the Greene Mill Preserve, a rural village community in Loudoun County. The unimproved lot has access to public utilities, and current zoning permits a variety of uses, including an Accessory Dwelling Unit (ADU) up to 1200 square feet above the first floor. A structure of up to 3 levels or 40 feet maximum height is permitted, with up to 5,000 square feet of retail space or up to 10,000 square feet of office space. A site plan for a 2-story adult daycare facility (1,500 square feet per level) with 31 parking spaces, approved by Loudoun County in 2007, is valid until July 1, 2025. Convenience food stores, service stations, and fast-food restaurants are currently prohibited. The parcel is located on a street corner across from a common area with walking paths and a clubhouse with a community pool. Situated on one of two roads into and out of the community, the property is located in the Greene Mill Preserve, close to everyday conveniences, commuting routes, IAD airport, and the Loudoun County Information Technology center. It offers visibility and easy access for establishing a business-community relationship.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Leesburg
    County
    Loudoun
    State
    Virginia
    Longitude
    -77.58179
    Latitude
    38.99594

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    FAQs

    What type of property is this?
    Commercial land - Corner lot with development potential in Loudoun County.
    Where is this commercial land located?
    The property is located at DINAH & BLACK BRANCH Parkway Leesburg, VA.
    What is the asking price?
    The asking price for this property is $860,000.
    What are key features of this property?
    This property features: Commercial/industrial corner parcel in the desirable Greene Mill Preserve.; Zoning permits retail (up to 5,000 sf) and office space (up to 10,000 sf).; **Accessory Dwelling Unit (ADU) up to 1200 sf allowed above the first floor.**
    (703) 509-8806
    We can help!
    Listing Contact
    Jane Franklin
    Real Estate License ID: 0225065719
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    DINAH & BLACK BRANCH Parkway, LEESBURG, VA 20175
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