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Property profile & analytics
OFF-MARKET
Estimated value
$2,370,000
Office Spaces
190 21st St Purcellville, VA 20132-5610
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3536968
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,884 SF
Lot
0.52 ac (22,651 SF)
Zoning code
PV:C4
APN
488-37-4373-000
UPID
US87-3536968
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
-
21st and Mane Salon & Spa Hair Salon Nail Salon
-
West Trail Wellness and Massage Alternative Medicine Practice Spa & Massage Center
-
Castle Property Management Property Management Company
-
REMAX Premier Real Estate Agency
-
Patowmack Associates Inc Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.66M
Comparable Approach
Comparable
$2.37M
Blend (final)
Blend
$2.37M
Owner & transaction history
196 North LLC · 1 yrs held
196 North LLC
since 2024
4 recorded transactions
Zoning & alternative use
PV:C4 · Purcellville, 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 Purcellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Purcellville 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%
$2,875,000
6.5%
$2,655,000
7%
$2,465,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,905,000
Current use
Blend value · Realmo final
$2.37M
Range $2.13M – $2.61M · ±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
$171 / 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
$22,377
Tax year 2024
Assessed value
$2,500,250
Assessed 2024
Previous assessed
$2,514,140
-0.6% YoY
Effective rate
0.89%
On assessed value
Assessed land
$407,700
Assessed improvement
$2,092,550
Land market value
$407,700
Improvement market value
$2,092,550
Total market value
$2,500,250
Applied tax rate
14.0000
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Total area
13,884 SF
Lot
0.52 ac (22,651 SF)
Zoning code
PV:C4
APN
488-37-4373-000
UPID
US87-3536968
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PV:C4 · Purcellville, VA
Zoning PV:C4 · permitted uses
PV:C4 · Purcellville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Purcellville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.9M
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Lot
0.52 ac
Current owner
From public records · entity-resolved
196 North LLC
Entity
Mailing address
194 N 21ST ST, PURCELLVILLE, VA 20132-3077
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Nov 26, 2024
—
196 North LLC
Mark Nelis
Special Warranty Deed
$250,000 · Old Dominion National Bank
Nov 19, 2024
$2,230,000
Gap Now LLC
Adams Mill LLC
Special Warranty Deed
—
Nov 2, 2020
—
Adams Mill LLC
—
Deed
related
$1,120,000 · Atlantic Union Bk
—
—
Adams Mill LLC
—
Deed Of Trust
related
$1,120,000 · Atlantic Union 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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