Entity Owned Property summary
AI-generated overview
The property is a renovated two-level commercial building located in Round Hill, Loudoun County, with access to towns in the region, Dulles Toll, and Northern Virginia. The building contains an estimated total area of over 2,500 square feet across both levels and sits on a 0.27-acre lot. The main level is configured for flexible business use and includes multiple 0.5 half bathrooms (5.5 total across the building) along with a kitchen. The upper level includes four office spaces, with one office historically operated as a beauty salon. The site includes an on-site parking lot with 15 spaces, and the main level offers room that can support additional office space.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1907
Construction
WOOD FRAME
Total area
2,680 SF
Lot
0.42 ac (18,295 SF)
Zoning code
RH:B1
APN
584-10-4453-000
UPID
US87-3496830
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Catering Service Take-out & Catering
-
Hair Salon
-
Hair Salon Nail Salon
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$510k
Comparable Approach
Comparable
$519k
Blend (final)
Blend
$290k
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
RH:B1 · Round Hill, VA
Top alternative use upside
Warehouse, storage
$900,000
+14.3%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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.
All 9 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$290k
Value range
$261k – $319k
±10% around blend
Estimated value / SF
$108 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
$261k
blend $290k
$319k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,680 SF
Lot area
0.42 ac
Year built
1907
Stories
3
APN
584-10-4453-000
Zoning
RH:B1
Assessed value
$697,520
Annual tax
$6,034
3
Income approach: direct capitalization
Partial preview
Income approach indication
$510k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$555k
@ 6.5% CAP return
$510k
@ 7% CAP return
$475k
4
Sales comparison
Partial preview
Sales approach indication
$785k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.5 mi away · 3,142 SF
16.9 mi away · 2,126 SF
18.5 mi away · 3,183 SF
20.0 mi away · 2,600 SF
21.6 mi away · 2,472 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$290k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 359 sales
$294
-63%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $108/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+14%
vs current-use indication
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$698k
Move the market yield to see immediate price impact.
Value / SF
$260
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%
$44k
$879k
$628k
$488k
$49k
$977k
$698k
$543k
$54k
$1.07M
$767k
$597k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$950k
11.4 mi · Jan 2026 · $333/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,034
Tax year 2024
Assessed value
$697,520
Assessed 2024
Previous assessed
$681,380
+2.4% YoY
Effective rate
0.87%
On assessed value
Assessed land
$183,000
Assessed improvement
$514,520
Land market value
$183,000
Improvement market value
$514,520
Total market value
$697,520
Applied tax rate
9.0000
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
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1907
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
3
Bathrooms
3
Total area
2,680 SF
Lot
0.42 ac (18,295 SF)
Zoning code
RH:B1
APN
584-10-4453-000
UPID
US87-3496830
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RH:B1 · Round Hill, VAZoning RH:B1 · permitted uses
RH:B1 · Round Hill, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1907
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
3
Buildings
2
Bathrooms
3
Lot
0.42 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RH:B1
Jurisdiction
Round Hill, VA
Recorded code
RH:B1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RH:B1 in Round Hill, VA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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