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Property profile & analytics
OFF-MARKET
Estimated value
$1,565,000
Office Spaces
120 Cornwell Ln Purcellville, VA 20132-3075
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US87-3536388
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1998
Construction
STEEL FRAME
Total area
8,640 SF
Lot
0.92 ac (40,075 SF)
Zoning code
PV:C4
APN
488-47-5074-000
UPID
US87-3536388
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
-
Blue Ridge Veterinary Associates Veterinary Clinic
-
Dr. Nancy Hall DVM Veterinary Clinic
-
Pets First Veterinary Clinic
-
Behm Wendy DVM Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$1.57M
Owner & transaction history
Brva LLC · 18 yrs held
Brva LLC
since 2008
5 recorded transactions
Zoning & alternative use
PV:C4 · Purcellville, 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 Purcellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Purcellville 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,790,000
6.5%
$1,650,000
7%
$1,535,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,430,000
Current use
Blend value · Realmo final
$1.57M
Range $1.41M – $1.72M · ±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
$181 / 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
$14,922
Tax year 2024
Assessed value
$1,667,230
Assessed 2024
Previous assessed
$1,654,050
+0.8% YoY
Effective rate
0.90%
On assessed value
Assessed land
$440,800
Assessed improvement
$1,226,430
Land market value
$440,800
Improvement market value
$1,226,430
Total market value
$1,667,230
Applied tax rate
14.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1998
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Total area
8,640 SF
Lot
0.92 ac (40,075 SF)
Zoning code
PV:C4
APN
488-47-5074-000
UPID
US87-3536388
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PV:C4 · Purcellville, VA
Zoning PV:C4 · permitted uses
PV:C4 · Purcellville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Purcellville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1998
Construction
STEEL FRAME
Heating
HEAT PUMP
Stories
1
Lot
0.92 ac
Current owner
From public records · entity-resolved
Brva LLC
Entity
Mailing address
120 E CORNWELL LN, PURCELLVILLE, VA 20132-3075
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 20, 2017
—
Brva LLC
—
Grant Deed
related
$2,000,000 · Cardinal Bk
May 23, 2011
—
Brva LLC
—
Deed Of Trust
related
$2,250,000 · Cardinal Bank
Mar 24, 2008
—
Brva LLC
Blue Ridge Veterinary Assoc In
Grant Deed
related
—
—
—
Brva LLC
—
Deed Of Trust
related
$550,000 · Cardinal Bank
—
—
Brva LLC
—
Deed Of Trust
related
$200,000 · Farm Credit Service
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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