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Property profile & analytics
OFF-MARKET
Estimated value
$4,975,000
Office Spaces
134 Ft Evans NE Rd Leesburg, VA 20176-4440
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-3446487
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2013
Total area
8,400 SF
Lot
0.77 ac (33,541 SF)
Zoning code
LB:O1
APN
188-18-6875-000
UPID
US87-3446487
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
-
The Oncology Service (TOS) Leesburg Veterinary Clinic
-
Veterinary Surgical Centers - Rehabilitation Veterinary Clinic
-
The LifeCentre WEST Veterinary Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.22M
Blend (final)
Blend
$4.98M
Owner & transaction history
Terravet 134 Fort Evans Rd LLC · 3 yrs held
Terravet 134 Fort Evans Rd LLC
since 2022
Last sale
$5.2M
6 recorded transactions
Zoning & alternative use
LB:O1 · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.3M
+30.5%
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
$4,725,000
ML approach
$4,790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$3,320,000
Change: +30% · Conversion: Easy
Blend value · Realmo final
$4.98M
Range $4.48M – $5.47M · ±10% · vs last sale $5.20M (Dec 21 2022)
Last sale anchor
$5.20M
Dec 21 2022
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
$592 / 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
$28,646
Tax year 2024
Assessed value
$3,311,720
Assessed 2024
Previous assessed
$3,287,710
+0.7% YoY
Effective rate
0.86%
On assessed value
Assessed land
$369,000
Assessed improvement
$2,942,720
Land market value
$369,000
Improvement market value
$2,942,720
Total market value
$3,311,720
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2013
Heating
HOT WATER
Cooling
NONE
Stories
1
Rooms
6
Bathrooms
1
Total area
8,400 SF
Lot
0.77 ac (33,541 SF)
Zoning code
LB:O1
APN
188-18-6875-000
UPID
US87-3446487
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:O1 · Leesburg, VA
Zoning LB:O1 · permitted uses
LB:O1 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$3.3M
RETAIL STORES
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
2013
Heating
HOT WATER
Cooling
Yes
Stories
1
Rooms
6
Bathrooms
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
Terravet 134 Fort Evans Rd LLC
Entity
Free & Clear · 3 yrs held
Mailing address
33 ROCK HL RD STE #320, BALA CYNWYD, PA 19004-2056
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2022
$5,195,000
Terravet 134 Fort Evans Rd LLC
Ft Evans Road Developers II LLC
Special Warranty Deed
—
Jul 10, 2012
—
Ft Evans Road Dev II LLC
Fort Evans Road Dev LLC
Grant Deed
$500,000 · Access National Bank
Jan 16, 2007
—
Fort Evans Road Developers LLC
Owner Name Unavailable
Grant Deed
related
—
Jan 9, 2007
—
Fort Evans Road Developers LLC
Tyrrell,william JR & Jennifer G
Grant Deed
related
—
Jul 6, 2006
$575,000
William D Tyrrell JR.
Dolby,lawrence B III & Colleen D
Grant Deed
$460,000 · Countrywide Home Loans INC
Jul 11, 2005
$379,000
Lawrence Bruce Dolby III
Samuel L Kitchen Exor
Warranty Deed
$265,300 · American Home Mort Accptn
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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