Two-Unit Retail
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 Market449
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
Amenities
W&OD Trail access
ample shared parking lot
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: Sep 5
Last Checked: Sep 10 at 10:06AM
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.
This offering includes two adjoining ground-floor commercial units at 412 and 416 Madison Trade Plaza SE. Each unit contains 840 SF, providing 1,680 SF in total, with storefront-facing presentation suited to retail or office occupancy. The property was built in 2017 with brick construction, forced-air heat, central air, and access to a shared parking lot. The units are zoned for retail, office, or service-based businesses and may be acquired individually or together.
The property sits within Crescent Place in downtown Leesburg, inside the town limits. It is positioned along the W&OD Trail, a 45-mile paved route extending between Shirlington and Purcellville. Restaurants, shops, entertainment venues, and residential buildings surround the commercial setting, with pedestrian access to nearby services and amenities.
The property sits within Crescent Place in downtown Leesburg, inside the town limits. It is positioned along the W&OD Trail, a 45-mile paved route extending between Shirlington and Purcellville. Restaurants, shops, entertainment venues, and residential buildings surround the commercial setting, with pedestrian access to nearby services and amenities.
Key Highlights
- Two adjacent commercial units totaling 1,680 SF
- 840 SF per unit
- Directly on the 45‑mile paved W&OD Trail
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,935
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Crabeye Concepts — Vanderbilt Terrace SE, Leesburg, VA 20175
- Prietita consentida, — 105 Prosperity Ave SE, Leesburg, VA 20175
- 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
Frequently Asked Questions
What type of property is this?
Storefront property - Ground-floor commercial space with visible storefronts, shared parking, and flexible retail, office, or service business use.
Where is this storefront property 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: Two adjacent commercial units totaling 1,680 SF; 840 SF per unit; Directly on the 45‑mile paved W&OD Trail
