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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Retail space
223 Loudoun SE St Leesburg, VA 20175-3115
Entity Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3446655
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1940
Construction
FRAME
Total area
2,471 SF
Lot
0.28 ac (12,197 SF)
Zoning code
LB:B1
APN
231-29-5086-000
UPID
US87-3446655
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
-
Eyetopia Inc - The Eyewear Vault Ophthalmologist (Bike/Boat/Book/etc) Store
-
Royal Alliance Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$650k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$610k
Owner & transaction history
Creative Properties LLC · 19 yrs held
Creative Properties LLC
since 2006
6 recorded transactions
Zoning & alternative use
LB:B1 · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$700,000
6.5%
$650,000
7%
$600,000
Alternative Use
Use
Estimation
RETAIL STORES
$975,000
Current use
WAREHOUSE, STORAGE
$830,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±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
$6,015
Tax year 2024
Assessed value
$695,400
Assessed 2024
Previous assessed
$689,190
+0.9% YoY
Effective rate
0.86%
On assessed value
Assessed land
$548,900
Assessed improvement
$146,500
Land market value
$548,900
Improvement market value
$146,500
Total market value
$695,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1940
Construction
FRAME
Heating
NONE
Stories
2
Total area
2,471 SF
Lot
0.28 ac (12,197 SF)
Zoning code
LB:B1
APN
231-29-5086-000
UPID
US87-3446655
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
RETAIL STORES Current
Est. value
$975,000
WAREHOUSE, STORAGE
Est. value
$830,000
RETAIL STORES 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
1940
Construction
FRAME
Heating
NONE
Stories
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Creative Properties LLC
Entity
Free & Clear · 19 yrs held
Mailing address
1006 SANCTUARY CT SE, LEESBURG, VA 20175-5123
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2019
—
Creative Props LLC
—
Deed
related
$519,500 · M & T Bk
Jul 25, 2006
—
Creative Properties LLC
Buscema,anthony R & Paige K
Grant Deed
related
—
May 17, 2006
—
Marj Jane Larkin LLC
Larkin,michael T & Mary J
Quit Claim Deed
related
—
May 17, 2006
$890,000
Anthony R Buscema
Mary Jane Larkin LLC
Grant Deed
$455,000 · Middleburg Bank
—
—
Creative Props LLC
—
Deed Of Trust
related
$519,500 · M & T Bk
—
—
Creative Properties LLC
—
Deed Of Trust
related
$377,000 · Business Finance Group INC
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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