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Property profile & analytics
OFF-MARKET
Estimated value
$14,645,000
Commercial land
32nd Catoctin SE Cir Leesburg, VA 20175-3612
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0781143
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1988
Construction
WOOD FRAME
Total area
69,750 SF
Lot
9.16 ac (399,010 SF)
Zoning code
LB:CDD
APN
231-18-5606-000
UPID
US87-0781143
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
$13.33M
Comparable Approach
Comparable
$18.87M
Blend (final)
Blend
$14.65M
Owner & transaction history
Virginia Village Holdings LLC · 9 yrs held
Virginia Village Holdings LLC
since 2017
3 recorded transactions
Zoning & alternative use
LB:CDD · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$23.4M
+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%
$14,440,000
6.5%
$13,330,000
7%
$12,375,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$21,340,000
Current use
WAREHOUSE, STORAGE
$23,440,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$14.65M
Range $13.18M – $16.11M · ±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
$210 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$117,314
Tax year 2023
Assessed value
$13,407,300
Assessed 2023
Previous assessed
$13,407,300
+0.0% YoY
Effective rate
0.88%
On assessed value
Assessed land
$13,407,300
Land market value
$13,407,300
Total market value
$13,407,300
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1988
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Total area
69,750 SF
Lot
9.16 ac (399,010 SF)
Zoning code
LB:CDD
APN
231-18-5606-000
UPID
US87-0781143
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:CDD · Leesburg, VA
Zoning LB:CDD · permitted uses
LB:CDD · 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
$21.3M
WAREHOUSE, STORAGE
Est. value
$23.4M
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
1988
Construction
WOOD FRAME
Heating
HEAT PUMP
Stories
1
Lot
9.16 ac
Current owner
From public records · entity-resolved
Virginia Village Holdings LLC
Entity
Mailing address
44031 PIPELINE PLZ STE #100, ASHBURN, VA 20147-5888
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2017
$22,500,000
Virginia Village Holdings LLC
Virginia Village Lc
Trustees Deed
related
$17,550,000 · Sandy Spring Bk
Nov 30, 2009
—
Virginia Village Lc II
Ours Land Trust
Grant Deed
related
—
—
—
Virginia Village II Lc
—
Deed Of Trust
related
$676,445 · Middleburg Bk
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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