Entity Owned 
For Sale
1 / 69
$1,375,000
17 Loudoun St SE, Leesburg, VA 20175
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Property summary
AI-generated overview
This stunning 4,576 square foot, three-story traditional office building, located at 17 Loudoun St SE in Leesburg, Virginia (20175), presents a unique owner-user opportunity. Built in 1850, the property boasts significant historical character while offering modern functionality. The building is vacant and ready for immediate occupancy on December 1, 2024. Zoned B1, it's ideally suited for a variety of commercial uses. The 0.12-acre lot provides on-site parking. The asking price is $1,478,000, translating to $322.99 per square foot. This meticulously maintained property offers a blend of historic charm and modern practicality, making it a compelling investment in the heart of Leesburg. The property features one unit across three stories and is classified as a Class B building. The APN is 231-384-929-000. This is a for-sale-by-owner opportunity.
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1850
Construction
FRAME
Total area
4,576 SF
Lot
0.12 ac (5,227 SF)
Zoning code
LB:B1
APN
231-38-4929-000
UPID
US87-3446649
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
-
Consultant
-
Consultant Database Management Company
-
Corporate Office
-
Information Services
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$875k
Comparable Approach
Comparable
$883k
Blend (final)
Blend
$860k
Owner & transaction history
since 2019
4 recorded transactions
Zoning & alternative use
LB:B1 · Leesburg, VA
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 5 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$860k
Value range
$774k – $946k
±10% around blend
Estimated value / SF
$188 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
50
$774k
blend $860k
$946k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,576 SF
Lot area
0.12 ac
Year built
1850
Stories
2
APN
231-38-4929-000
Zoning
LB:B1
Assessed value
$1,008,050
Annual tax
$8,720
3
Income approach: direct capitalization
Partial preview
Income approach indication
$875k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$945k
@ 6.5% CAP return
$875k
@ 7% CAP return
$810k
4
Sales comparison
Partial preview
Sales approach indication
$1.35M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
12.6 mi away · 3,336 SF
12.6 mi away · 4,632 SF
13.9 mi away · 4,288 SF
19.3 mi away · 3,935 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$860k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 39 sales
$306
-39%
Submarket 80 sales
$330
-43%
County 359 sales
$294
-36%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $188/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Professional plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.01M
Move the market yield to see immediate price impact.
Value / SF
$220
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
5.00%7.00%9.00%
$64k
$1.27M
$907k
$706k
$71k
$1.41M
$1.01M
$784k
$78k
$1.55M
$1.11M
$862k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$1.40M
12.4 mi · Jan 2026 · $333/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$8,720
Tax year 2024
Assessed value
$1,008,050
Assessed 2024
Previous assessed
$971,860
+3.7% YoY
Effective rate
0.87%
On assessed value
Assessed land
$313,600
Assessed improvement
$694,450
Land market value
$313,600
Improvement market value
$694,450
Total market value
$1,008,050
Applied tax rate
13.0000
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
For Sale
Year built
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Total area
4,576 SF
Lot
0.12 ac (5,227 SF)
Zoning code
LB:B1
APN
231-38-4929-000
UPID
US87-3446649
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B1 · Leesburg, VAZoning LB:B1 · permitted uses
LB:B1 · Leesburg, 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
1850
Construction
FRAME
Heating
HOT WATER
Stories
2
Lot
0.12 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LB:B1
Jurisdiction
Leesburg, VA
Recorded code
LB:B1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for LB:B1 in Leesburg, VA.
What opens after registration
Zoning profile
2 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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