Downtown Leesburg Commercial
For Sale
$1,375,000
17 Loudoun St SE, Leesburg, VA 20175
Prime location in historic downtown Leesburg with 10 deeded parking.
Property Size4,576 SF
Price / SF$300.48
Days on Market140
Property Features for 17 Loudoun St SE
General Information
Standard status
Active
Size
4,576 SF
Building Details
Year Built
1850
Listing Agency:
Real Broker, LLC
Listed By:
Lindsay Potter · License #226007362
(703) 919-7241
Source:
Elkaimpropertygroup
Added: Apr 24
Changed: Sep 9
Last Checked: Sep 9 at 10:15PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Real Broker, LLC
Investment Insights
Based on property information with market context.
Located in the heart of historic downtown Leesburg, this property at 17 Loudoun Street SE offers an exceptional opportunity to position a business in a destination known for its restaurants, boutiques, events, and vibrant street life. The location provides outstanding visibility along a well-traveled corridor, offering character and commercial potential. The area benefits from extensive foot traffic, providing an advantage for retail, restaurant, or office users. A notable feature is the inclusion of 10 deeded parking spaces, a rare amenity in the downtown district. The property is located within a HUBZone, offering a unique advantage for qualified businesses seeking access to federal contracting opportunities. The HUBZone program aims to support small business growth in designated areas, with a goal of awarding at least 3% of federal contract dollars to certified HUBZone companies each year. The flexible downtown zoning supports a range of retail, restaurant, office, and service-based uses. The location has a bike score of 69, indicating it is bikeable, and a walk score of 70, indicating it is very walkable.
Key Highlights
- 10 deeded parking spaces in the downtown area, a rare and valuable amenity
- Located in a HUBZone, offering advantages for federal contracting opportunities
- Prime location in the heart of historic downtown Leesburg with high visibility and foot traffic
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
$77,953
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
5.67%
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%
$1,559,060
$1.6M
Cap Rate 7%
$1,113,614
$1.1M
Cap Rate 9%
$866,144
$866.1K
Market Conditions
NOI Build-Up for 4,576 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
$114.2K $24.96/SF
− Vacancy
−$2.9K −$0.62/SF
EGI
$111.4K $24.34/SF
− OpEx
−$33.4K −$7.30/SF
NOI
$78.0K $17.04/SF
Area
Loudoun County, VA
Vacancy
2.50%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
30.00%
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%
$1,559,060
Cap Rate 7%
$1,113,614
Cap Rate 9%
$866,144
Alternative Uses
Best Use
Retail
$1.11M
$974.4K – $1.30M
NOI $77,953 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.67M
NOI $100,386 @ 7.0% cap · market cap 7.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,797
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Izaura Events and Design — 25 catoctin cir se #1503, leesburg, va 20175
- BUS Florist & Flower Delivery Leesburg VA — 521 VA-7 BUS, Leesburg, VA 20176
- Wild Green Yonder — 106 loudoun st sw 1st floor, leesburg, va 20175
- Petals & Hedges — 18 s king st, leesburg, va 20175
- House of Redman — 6 Royal St SE, Leesburg, VA 20175
Frequently Asked Questions
What type of property is this?
Storefront property - Prime location in historic downtown Leesburg with 10 deeded parking.
Where is this storefront property located?
The property is located at 17 Loudoun St SE Leesburg, VA.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: 10 deeded parking spaces in the downtown area, a rare and valuable amenity; Located in a HUBZone, offering advantages for federal contracting opportunities; Prime location in the heart of historic downtown Leesburg with high visibility and foot traffic
