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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Commercial real estate
119 Ft Evans NE Rd Leesburg, VA 20176-4420
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US87-3533097
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1959
Construction
BRICK
Total area
2,936 SF
Lot
0.57 ac (24,829 SF)
Zoning code
LB:B2
APN
188-18-3935-000
UPID
US87-3533097
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
La Perla Restaurant Restaurant
-
Potomac Paving And Masonry General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$510k
Blend (final)
Blend
$510k
Owner & transaction history
Luma Group LLC · 1 yrs held
Luma Group LLC
since 2025
2 recorded transactions
Zoning & alternative use
LB:B2 · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Leesburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Leesburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$460,000
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$560,000
7%
$520,000
Blend value · Realmo final
$510k
Range $459k – $561k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$174 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$6,922
Tax year 2024
Assessed value
$800,200
Assessed 2024
Previous assessed
$814,260
-1.7% YoY
Effective rate
0.87%
On assessed value
Assessed land
$546,200
Assessed improvement
$254,000
Land market value
$546,200
Improvement market value
$254,000
Total market value
$800,200
Applied tax rate
13.0000
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
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1959
Construction
BRICK
Heating
CENTRAL
Cooling
NONE
Stories
1
Rooms
8
Bathrooms
1
Total area
2,936 SF
Lot
0.57 ac (24,829 SF)
Zoning code
LB:B2
APN
188-18-3935-000
UPID
US87-3533097
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B2 · Leesburg, VA
Zoning LB:B2 · permitted uses
LB:B2 · Leesburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Leesburg. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1959
Construction
BRICK
Heating
CENTRAL
Cooling
Yes
Stories
1
Rooms
8
Bathrooms
1
Lot
0.57 ac
Current owner
From public records · entity-resolved
Luma Group LLC
Entity
Mailing address
PO BOX 7807, WOODBRIDGE, VA 22195-7807
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2025
—
Luma Group LLC
Ruben D Andrade
Deed
$500,000 · Regal Creations LLC
Aug 1, 2014
$800,000
Ruben D Andrade
Andrade,santos H
Warranty Deed
related
$575,000 · Santos H Andrade
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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