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Property profile & analytics
OFF-MARKET
Estimated value
$975,000
Commercial real estate
222 21st St Purcellville, VA 20132-3026
Entity Owned
3-yr Hold
Property ID
US87-3502624
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1900
Construction
CONCRETE
Total area
4,725 SF
Lot
0.13 ac (5,663 SF)
Zoning code
PV:C4
APN
488-47-1808-000
UPID
US87-3502624
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
$1.05M
CAP Approach
CAP
$905k
Comparable Approach
Comparable
$995k
Blend (final)
Blend
$975k
Owner & transaction history
Willow Property Holdings LLC · 3 yrs held
Willow Property Holdings LLC
since 2022
Last sale
$995,000
7 recorded transactions
Zoning & alternative use
PV:C4 · Purcellville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.6M
+19.5%
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
$905,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
$980,000
6.5%
$905,000
7%
$840,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,330,000
Current use
WAREHOUSE, STORAGE
$1,590,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$975k
Range $878k – $1.07M · ±10% · vs last sale $995k (Sep 1 2022)
Last sale anchor
$995k
Sep 1 2022
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
$206 / 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
$4,669
Tax year 2024
Assessed value
$521,720
Assessed 2024
Previous assessed
$527,350
-1.1% YoY
Effective rate
0.89%
On assessed value
Assessed land
$215,200
Assessed improvement
$306,520
Land market value
$215,200
Improvement market value
$306,520
Total market value
$521,720
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1900
Construction
CONCRETE
Heating
CENTRAL
Cooling
NONE
Stories
2
Bathrooms
2
Total area
4,725 SF
Lot
0.13 ac (5,663 SF)
Zoning code
PV:C4
APN
488-47-1808-000
UPID
US87-3502624
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
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.6M
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
1900
Construction
CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Willow Property Holdings LLC
Entity
Mailing address
418 IRONSIDES SQ SE, LEESBURG, VA 20175-3762
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 1, 2022
$995,000
Willow Property Holdings LLC
William Russell Smith
Warranty Deed
$750,000 · The Old Dominion National Bank
Sep 1, 2022
—
Willow Property Holdings LLC
—
Deed
related
$250,000 · 3rd Party Individual
May 5, 2021
—
W Russell Smith
—
Deed
related
$59,452 · The Freedom Bank Of Virginia
Feb 1, 2018
—
W Russell
—
Deed
related
$300,000 · Freedom Bk/va
Dec 12, 2011
$250,000
W Russell Smith
Brill Clyde D
Grant Deed
$212,000 · Congressional Bank
—
—
W Russell Smith
—
Loan Modification
related
$212,000 · Congressional Bank
—
—
W Russell
—
Deed Of Trust
related
$300,000 · Freedom Bk/va
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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