Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Investment properties
18 Sycolin SE Rd Leesburg, VA 20175-4105
Entity Owned
Free & Clear
Property ID
US87-3446478
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2016
Construction
WOOD FRAME
Total area
1,854 SF
Lot
0.39 ac (16,988 SF)
Zoning code
LB:CDD
APN
188-15-3741-000
UPID
US87-3446478
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
-
C2 Operations Roofing Company General Contractor
-
HomePro Remodeling and Homes Construction Company General Contractor
-
C2COI (Bike/Boat/Book/etc) Store Corporate Office
-
AlphaCOI Business To Business Service Business Administration Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$919k
Blend (final)
Blend
$950k
Owner & transaction history
Point Companies LLC
Point Companies LLC
since 2025
Last sale
$1.2M
6 recorded transactions
Zoning & alternative use
LB:CDD · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$735,000
+29.3%
Warehouse, storage
$625,000
+9.8%
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
$920,000
ML approach
$1,005,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$735,000
Change: +29% · Conversion: Easy
WAREHOUSE, STORAGE
$625,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $1.15M (Oct 24 2025)
Last sale anchor
$1.15M
Oct 24 2025
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
$512 / 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
$7,751
Tax year 2024
Assessed value
$896,120
Assessed 2024
Previous assessed
$904,930
-1.0% YoY
Effective rate
0.86%
On assessed value
Assessed land
$373,700
Assessed improvement
$522,420
Land market value
$373,700
Improvement market value
$522,420
Total market value
$896,120
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2016
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
NONE
Stories
2
Bathrooms
3
Total area
1,854 SF
Lot
0.39 ac (16,988 SF)
Zoning code
LB:CDD
APN
188-15-3741-000
UPID
US87-3446478
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:CDD · Leesburg, VA
Zoning LB:CDD · permitted uses
LB:CDD · 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
$735,000
WAREHOUSE, STORAGE
Est. value
$625,000
RETAIL STORES
WAREHOUSE, STORAGE
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
2016
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
3
Lot
0.39 ac
Current owner
From public records · entity-resolved
Point Companies LLC
Entity
Free & Clear · 0 yrs held
Mailing address
18 SYCOLIN RD SE, LEESBURG, VA 20175-4105
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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 17, 2025
—
Point Companies LLC
—
Deed
related
$920,000 · Potomac Bank INC
Oct 24, 2025
$1,150,000
Point Companies LLC
Mattis Holdings LLC
Special Warranty Deed
—
Mar 11, 2022
—
Mattis Holdings LLC
—
Deed
related
$367,000 · Business Finance Group INC
Nov 17, 2021
$900,000
Mattis Holdings LLC
Rocklinroy LLC
Warranty Deed
$450,000 · M&t Bank
Nov 7, 2007
—
Rocklinroy LLC
Jackson,whitney T & Marjorie M
Grant Deed
related
—
Mar 12, 2003
$498,000
Simpson Terry
Jmaes,fitzjarrell
Grant Deed
$201,960 · First Savings Mtg 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 18 Sycolin SE Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
