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Property profile & analytics
OFF-MARKET
Estimated value
$2,535,000
Office Spaces
20 Market St Leesburg, VA 20176-2805
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-3443036
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1775
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,031 SF
Lot
0.55 ac (23,958 SF)
Zoning code
LB:B1
APN
231-48-1115-000
UPID
US87-3443036
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
-
Marquis Law Group Law Firm Child Welfare Organization
-
Eric J. Demetriades Law Firm
-
Daniel J. Travostino Law Firm
-
Sarah Bruns Divorce Lawyer & Family Law Attorney Law Firm Child Welfare Organization
-
Stilson Greene Graphic Design & Illustration Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.58M
CAP Approach
CAP
$2.11M
Comparable Approach
Comparable
$2.94M
Blend (final)
Blend
$2.54M
Owner & transaction history
20 West Market LLC · 4 yrs held
20 West Market LLC
since 2021
Last sale
$2.5M
2 recorded transactions
Zoning & alternative use
LB:B1 · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$3.7M
+10.9%
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
$2,555,000
ML approach
$2,580,000
CAP Approach
CAP Return
Estimation
6%
$2,285,000
6.5%
$2,110,000
7%
$1,955,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,345,000
Current use
WAREHOUSE, STORAGE
$3,705,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$2.54M
Range $2.28M – $2.79M · ±10% · vs last sale $2.50M (Oct 7 2021)
Last sale anchor
$2.50M
Oct 7 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
$230 / 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
$22,210
Tax year 2024
Assessed value
$2,567,640
Assessed 2024
Previous assessed
$2,536,870
+1.2% YoY
Effective rate
0.86%
On assessed value
Assessed land
$1,437,500
Assessed improvement
$1,130,140
Land market value
$1,437,500
Improvement market value
$1,130,140
Total market value
$2,567,640
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1775
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
CENTRAL
Stories
1
Total area
11,031 SF
Lot
0.55 ac (23,958 SF)
Zoning code
LB:B1
APN
231-48-1115-000
UPID
US87-3443036
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B1 · Leesburg, VA
Zoning LB:B1 · permitted uses
LB:B1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$3.3M
WAREHOUSE, STORAGE
Est. value
$3.7M
COMMERCIAL (GENERAL) 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
1775
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
1
Lot
0.55 ac
Current owner
From public records · entity-resolved
20 West Market LLC
Entity
Mailing address
2 WIRT ST NW, LEESBURG, VA 20176-2807
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2021
$2,500,000
20 West Market LLC
Marquis Investmentt Group LLC
Special Warranty Deed
$1,875,000 · Oak View National Bank
Aug 27, 2004
—
Marquis Investment Group LLC
—
Trustees Deed
related
$2,000,000 · Middleburg Bank
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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