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Property profile & analytics
OFF-MARKET
Estimated value
$6,355,000
Retail space
18 Town Sq Lovettsville, VA 20180-8553
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-3447442
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2016
Total area
12,525 SF
Lot
1.6 ac (69,696 SF)
Zoning code
LV:TC
APN
369-20-4273-000
UPID
US87-3447442
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.92M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.77M
Blend (final)
Blend
$6.36M
Owner & transaction history
James Properties III Lc · 4 yrs held
James Properties III Lc
since 2021
Last sale
$6.1M
4 recorded transactions
Zoning & alternative use
LV:TC · Lovettsville, 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 Lovettsville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lovettsville 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
$6,260,000
ML approach
$6,920,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,955,000
Current use
WAREHOUSE, STORAGE
$4,210,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$6.36M
Range $5.72M – $6.99M · ±10% · vs last sale $6.13M (Jul 22 2021)
Last sale anchor
$6.13M
Jul 22 2021
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
$507 / 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
$39,688
Tax year 2024
Assessed value
$4,588,210
Assessed 2024
Previous assessed
$4,334,270
+5.9% YoY
Effective rate
0.86%
On assessed value
Assessed land
$3,128,600
Assessed improvement
$1,459,610
Land market value
$3,128,600
Improvement market value
$1,459,610
Total market value
$4,588,210
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2016
Heating
NONE
Buildings
2
Total area
12,525 SF
Lot
1.6 ac (69,696 SF)
Zoning code
LV:TC
APN
369-20-4273-000
UPID
US87-3447442
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LV:TC · Lovettsville, VA
Zoning LV:TC · permitted uses
LV:TC · Lovettsville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lovettsville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$5.0M
WAREHOUSE, STORAGE
Est. value
$4.2M
RETAIL STORES Current
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
Heating
NONE
Buildings
2
Lot
1.6 ac
Current owner
From public records · entity-resolved
James Properties III Lc
Entity
Mailing address
681 SOUTHLAWN LN STE B, ROCKVILLE, MD 20850-1486
Ownership since
2021
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
Jul 22, 2021
$6,125,000
James Properties III Lc
Lovettsville Square LLC
Special Warranty Deed
$4,095,500 · Sandy Spring Bank
Jun 1, 2006
$1,700,000
Lovettsville Square LLC
Lovettsville Town Center Lc
Grant Deed
related
—
May 22, 2006
—
Record Owner
Owner,record
Quit Claim Deed
related
—
—
—
Lovettsville Square LLC
—
Deed Of Trust
related
$4,000,000 · Sandy Spring Bk
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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