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Property profile & analytics
OFF-MARKET
Estimated value
$1,135,000
Hotels
1500 Market St Leesburg, VA 20176-4405
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-3446412
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
85,049 SF
Lot
8.43 ac (367,211 SF)
Zoning code
LB:B3
APN
149-37-8397-000
UPID
US87-3446412
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
-
SILK INDIAN CATERING Take-out & Catering Catering Service
-
Silk Events Wedding Service
-
Clarion Hotel & Conference Center Leesburg Hotel & Motel
-
Camilo's Car Towings Company Leesburg Auto Parts Store
-
SILK BANQUET AND CATERING Take-out & Catering Catering Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$1.14M
Owner & transaction history
Carradoc Group LLC · 9 yrs held
Carradoc Group LLC
since 2016
6 recorded transactions
Zoning & alternative use
LB:B3 · 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
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$1,375,000
Current use
Blend value · Realmo final
$1.14M
Range $1.02M – $1.25M · ±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
$13 / 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
$48,453
Tax year 2024
Assessed value
$5,601,490
Assessed 2024
Previous assessed
$4,265,590
+31.3% YoY
Effective rate
0.87%
On assessed value
Assessed land
$2,520,000
Assessed improvement
$3,081,490
Land market value
$2,520,000
Improvement market value
$3,081,490
Total market value
$5,601,490
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
CENTRAL
Stories
3
Total area
85,049 SF
Lot
8.43 ac (367,211 SF)
Zoning code
LB:B3
APN
149-37-8397-000
UPID
US87-3446412
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B3 · Leesburg, VA
Zoning LB:B3 · permitted uses
LB:B3 · 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
HOTEL/MOTEL Current
Est. value
$1.4M
HOTEL/MOTEL 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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Cooling
Yes
Stories
3
Lot
8.43 ac
Current owner
From public records · entity-resolved
Carradoc Group LLC
Entity
Mailing address
44345 PREMIER PLZ STE #220, ASHBURN, VA 20147-5054
Ownership since
2016
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
Apr 18, 2019
—
Carradoc Group LLC
—
Deed
related
$2,672,000 · Rappahannock Economic Dev Corp
Sep 14, 2016
$8,000,000
Carradoc Group LLC
Leesburg Hospitality LLC
Grant Deed
$4,356,000 · Farmers & Merchants Nat'l Bk
Mar 17, 2006
$7,010,000
Leesburg Hospitality LLC
W2001 Eastern Hotel Realty
Deed Of Trust
related
$8,200,000 · Union Bank & Trust
Feb 23, 2005
—
W2001 Eastern Hotel Realty L P
—
Deed Of Trust
related
$126,880,000 · Eurohypo Ag, Ny Branch
Feb 2, 2005
$3,488,594
W2001 Eastern Hotel Realty
Crown Hotel Partners
Grant Deed
—
—
—
Carradoc Group LLC
—
Deed Of Trust
related
$2,672,000 · Rappahannock Economic Dev Corp
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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