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Property profile & analytics
OFF-MARKET
Estimated value
$27,540,000
Medical Office Space
19500 Sandridge Way Leesburg, VA 20176-3688
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-3431627
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2008
Construction
STEEL FRAME
Total area
89,200 SF
Lot
4.18 ac (182,081 SF)
Zoning code
PDOP
APN
082-18-2260-000
UPID
US87-3431627
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
-
Aesthetica Cosmetic Surgery & Laser Center: Loudoun County Plastic Surgeon Phillip Chang, M.D. Physician Medical Clinic
-
Shady Grove Fertility in Leesburg, VA Medical Clinic
-
Dr. Sam Mansour, Virginia Retina Center, Lansdowne Clinic Ophthalmologist
-
Virginia Retina Center Medical Clinic
-
LMG Cancer & Infusion Center Medical Clinic Hospital
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$25.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$27.54M
Owner & transaction history
Lansdowne Mob LLC · 5 yrs held
Lansdowne Mob LLC
since 2021
Last sale
$28.0M
4 recorded transactions
Zoning & alternative use
PDOP · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$24.0M
+230.4%
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
$28,605,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$27,695,000
6.5%
$25,565,000
7%
$23,735,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$23,985,000
Change: +230% · Conversion: Difficult
Blend value · Realmo final
$27.54M
Range $24.79M – $30.29M · ±10% · vs last sale $28.00M (May 13 2021)
Last sale anchor
$28.00M
May 13 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
$309 / 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
$135,255
Tax year 2024
Assessed value
$15,636,460
Assessed 2024
Previous assessed
$15,443,960
+1.2% YoY
Effective rate
0.86%
On assessed value
Assessed land
$2,002,900
Assessed improvement
$13,633,560
Land market value
$2,002,900
Improvement market value
$13,633,560
Total market value
$15,636,460
Applied tax rate
19.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
CENTRAL
Stories
4
Total area
89,200 SF
Lot
4.18 ac (182,081 SF)
Zoning code
PDOP
APN
082-18-2260-000
UPID
US87-3431627
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDOP · Leesburg, VA
Zoning PDOP · permitted uses
PDOP · 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
INDUSTRIAL (GENERAL)
Est. value
$24.0M
INDUSTRIAL (GENERAL)
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
2008
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
4
Lot
4.18 ac
Current owner
From public records · entity-resolved
Lansdowne Mob LLC
Entity
Mailing address
1920 MAIN ST STE #1200, IRVINE, CA 92614-7230
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
May 13, 2021
$28,000,000
Lansdowne Mob LLC
Hsre-capmed Lansdowne LLC
Special Warranty Deed
$91,000,000 · Capital One National Association
Dec 10, 2018
—
Hsre-capmed Fairfax PC LLC
—
Grant Deed
related
$81,917,000 · Wintrust Bk
Nov 26, 2013
$17,521,165
Hsre Capmed Lansdowne LLC
Washington R/e Inv Trust
Grant Deed
$16,048,252 · Bmo Harris Bank
Aug 14, 2009
$19,916,256
Washington R/e Inv
Lansdowne Jem INC
Grant Deed
—
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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