Entity Owned Property summary
AI-generated overview
The property is a 1.7-acre pad site offered for sale or lease. It is located in an area that includes the ION International Training Center, a 100,000-square-foot sports and events arena with 5,500+ grandstand stadium seats. Nearby anchor destinations include Walmart and At Home, with additional retail and dining options such as Starbucks, Buffalo Wing Factory, Chipotle, and Mezeh. The site is positioned within about 2 miles of large employment and institutional uses, including the Loudoun County Sheriff’s Department, Leesburg Executive Airport, and Stryker Medical.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
194,328 SF
Lot
20.55 ac (895,158 SF)
Zoning code
PDCCSC
APN
234-39-2601-000
UPID
US87-3550355
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$24.38M
Owner & transaction history
Zoning & alternative use
PDCCSC · 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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$24.38M
Value range
$21.94M – $26.81M
±10% around blend
Estimated value / SF
$125 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$21.94M
blend $24.38M
$26.81M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
194,328 SF
Lot area
20.55 ac
Year built
2019
APN
234-39-2601-000
Zoning
PDCCSC
Assessed value
$18,136,480
Annual tax
$156,881
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$24.38M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 36 sales
$395
-68%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $125/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
Not available
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: replacement-cost inputs are not on file.
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
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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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$18.14M
Move the market yield to see immediate price impact.
Value / SF
$93
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%
$1.14M
$22.85M
$16.32M
$12.70M
$1.27M
$25.39M
$18.14M
$14.11M
$1.40M
$27.93M
$19.95M
$15.52M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$156,881
Tax year 2024
Assessed value
$18,136,480
Assessed 2024
Previous assessed
$18,136,480
+0.0% YoY
Effective rate
0.87%
On assessed value
Assessed land
$5,829,800
Assessed improvement
$12,306,680
Land market value
$5,829,800
Improvement market value
$12,306,680
Total market value
$18,136,480
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Total area
194,328 SF
Lot
20.55 ac (895,158 SF)
Zoning code
PDCCSC
APN
234-39-2601-000
UPID
US87-3550355
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDCCSC · Leesburg, VAZoning PDCCSC · permitted uses
PDCCSC · Leesburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2019
Lot
20.55 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDCCSC
Jurisdiction
Leesburg, VA
Recorded code
PDCCSC
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PDCCSC 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.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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Your membership includes if available
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