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Property profile & analytics
OFF-MARKET
Estimated value
$69,475,000
Office Spaces
20491 Goose Lndg Ln Leesburg, VA 20175-4862
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3490712
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2019
Total area
281,792 SF
Lot
119.07 ac (5,186,689 SF)
Zoning code
PDGI
APN
194-49-8227-000
UPID
US87-3490712
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
by Request
CAP Approach
CAP
$53.85M
Comparable Approach
Comparable
$83.25M
Blend (final)
Blend
$69.48M
Owner & transaction history
Hayden Technologies LLC · 9 yrs held
Hayden Technologies LLC
since 2017
5 recorded transactions
Zoning & alternative use
PDGI · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$111.4M
+29.3%
Warehouse, storage
$94.7M
+9.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$58,330,000
6.5%
$53,845,000
7%
$50,000,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$86,210,000
Current use
RETAIL STORES
$111,445,000
Change: +29% · Conversion: Easy
WAREHOUSE, STORAGE
$94,695,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$69.48M
Range $62.53M – $76.42M · ±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
$247 / 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
$2,134,247
Tax year 2024
Assessed value
$246,733,760
Assessed 2024
Previous assessed
$239,338,150
+3.1% YoY
Effective rate
0.86%
On assessed value
Assessed land
$70,592,100
Assessed improvement
$176,141,660
Land market value
$70,592,100
Improvement market value
$176,141,660
Total market value
$246,733,760
Applied tax rate
3.0000
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
2019
Heating
NONE
Buildings
3
Total area
281,792 SF
Lot
119.07 ac (5,186,689 SF)
Zoning code
PDGI
APN
194-49-8227-000
UPID
US87-3490712
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDGI · Leesburg, VA
Zoning PDGI · permitted uses
PDGI · 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
$86.2M
RETAIL STORES
Est. value
$111.4M
WAREHOUSE, STORAGE
Est. value
$94.7M
COMMERCIAL (GENERAL) Current
RETAIL STORES
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
2019
Heating
NONE
Buildings
3
Lot
119.07 ac
Current owner
From public records · entity-resolved
Hayden Technologies LLC
Entity
Mailing address
100 SHOCKOE SLIP 2ND FL #2, RICHMOND, VA 23219-4100
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 2, 2017
$30,943
Hayden Technologies LLC
Stonewall Creek LLC
Grant Deed
—
Dec 31, 2013
$2,331,222
Stonewall Creek LLC
Lti LP
Grant Deed
$1,100,000 · Lti LP
—
—
Panda Stonewall LLC
—
Loan Modification
related
—
—
—
Lti LP
—
Deed Of Trust
related
$775,000 · Fauquier Bank
—
—
Lti
—
Deed Of Trust
related
$750,000 · Split Oak Venture
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.
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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