Estimated value (blended)
$1.00M
Range $900k – $1.10M (±10%)
Implied cap rate
3.90%
In-place · NOI ÷ last sale
Property ID
US87-3484197
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1800
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,142 SF
Lot
0.11 ac (4,792 SF)
Zoning code
MB:C1
APN
538-28-9938-000
UPID
US87-3484197
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
-
Life Coach Reiki Therapist
-
Physician
-
Bank Loan Service
-
(Bike/Boat/Book/etc) Store Clothing & Fashion Store
-
Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$600k
Comparable Approach
Comparable
$1.22M
Blend (final)
Blend
$1.00M
Owner & transaction history
since 2025
Last sale
$980,000
7 recorded transactions
Zoning & alternative use
MB:C1 · Middleburg, VA
Top alternative use upside
Retail stores
$1.2M
+34.5%
Warehouse, storage
$1.1M
+14.3%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 7 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.00M
Value range
$900k – $1.10M
±10% around blend
Estimated value / SF
$318 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
70
$900k
blend $1.00M
$1.10M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,142 SF
Lot area
0.11 ac
Year built
1800
Stories
2
APN
538-28-9938-000
Assessed value
$1,143,150
Annual tax
$9,888
3
Income approach: direct capitalization
Partial preview
Income approach indication
$600k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$650k
@ 6.5% CAP return
$600k
@ 7% CAP return
$555k
4
Sales comparison
Partial preview
Sales approach indication
$1.24M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
9.1 mi away · 3,183 SF
11.4 mi away · 2,680 SF
13.5 mi away · 3,150 SF
17.2 mi away · 3,336 SF
20.6 mi away · 3,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.00M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 359 sales
$294
+8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $318/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+34%
vs current-use indication
Warehouse, Storage
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
3.90%
Implied, in-place cap rate for this office spaces
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.90%
9.0%
NOI (est.)
$69k *
Last sale · May 2021
$980k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.76M
Move the market yield to see immediate price impact.
Value / SF
$560
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
3.40%3.90%4.40%
$62k
$1.82M
$1.58M
$1.40M
$69k
$2.02M
$1.76M
$1.56M
$75k
$2.22M
$1.93M
$1.71M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$950k
0.0 mi · Jan 2026 · $333/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$9,888
Tax year 2024
Assessed value
$1,143,150
Assessed 2024
Previous assessed
$988,260
+15.7% YoY
Effective rate
0.86%
On assessed value
Assessed land
$503,200
Assessed improvement
$639,950
Land market value
$503,200
Improvement market value
$639,950
Total market value
$1,143,150
Applied tax rate
15.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1800
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Stories
2
Total area
3,142 SF
Lot
0.11 ac (4,792 SF)
Zoning code
MB:C1
APN
538-28-9938-000
UPID
US87-3484197
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
MB:C1 · Middleburg, VAZoning MB:C1 · permitted uses
MB:C1 · Middleburg, 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
1800
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
ZONE
Stories
2
Lot
0.11 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MB:C1
Jurisdiction
Middleburg, VA
Recorded code
MB:C1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MB:C1 in Middleburg, VA.
What opens after registration
Zoning profile
3 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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