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Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Office Spaces
18 Royal SE St Leesburg, VA 20175-3021
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3446515
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1988
Construction
FRAME
Total area
4,871 SF
Lot
0.14 ac (6,098 SF)
Zoning code
LB:B1
APN
231-38-5317-000
UPID
US87-3446515
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
-
Alimond Photography Photography Service (Bike/Boat/Book/etc) Store
-
Crowbar Gym Gym & Fitness Center
-
Sage by Sages (Bike/Boat/Book/etc) Store Specialty Food Shop
-
Beauty By Sayda Hair Salon
-
Risr Media Film Production Television Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$930k
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$925k
Owner & transaction history
Cloverdale LLC · 13 yrs held
Cloverdale LLC
since 2012
4 recorded transactions
Zoning & alternative use
LB:B1 · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,010,000
6.5%
$930,000
7%
$865,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,490,000
Current use
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$190 / 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
$6,974
Tax year 2024
Assessed value
$806,270
Assessed 2024
Previous assessed
$794,070
+1.5% YoY
Effective rate
0.86%
On assessed value
Assessed land
$182,900
Assessed improvement
$623,370
Land market value
$182,900
Improvement market value
$623,370
Total market value
$806,270
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
1988
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Total area
4,871 SF
Lot
0.14 ac (6,098 SF)
Zoning code
LB:B1
APN
231-38-5317-000
UPID
US87-3446515
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B1 · Leesburg, VA
Zoning LB:B1 · permitted uses
LB:B1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.5M
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
1988
Construction
FRAME
Heating
HEAT PUMP
Stories
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Cloverdale LLC
Entity
Mailing address
123 CHESTER ST, FRONT ROYAL, VA 22630-3322
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2017
—
Cloverdale LLC
—
Deed
related
$490,000 · Branch Bk&tr
Oct 16, 2012
$715,000
Cloverdale LLC
Thomas R Kestler
Warranty Deed
$562,500 · Burke & Herbert Bank & Tr
—
—
Cloverdale LLC
—
Deed Of Trust
related
$490,000 · Branch Bk&tr
—
—
Thomas R Kestler
—
Deed Of Trust
related
$665,000 · Middleburg Bank
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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