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Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Commercial real estate
36933 Charles Town Pike Hillsboro, VA 20132-2784
Individually Owned
20-yr Hold
Absentee Owner
Property ID
US87-3515390
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1850
Construction
WOOD FRAME
Total area
2,600 SF
Lot
0.33 ac (14,375 SF)
Zoning code
TO
APN
517-10-2692-000
UPID
US87-3515390
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
$1.07M
CAP Approach
CAP
$495k
Comparable Approach
Comparable
$942k
Blend (final)
Blend
$795k
Owner & transaction history
Manish B Desai · 20 yrs held
Manish B Desai
since 2006
3 recorded transactions
Zoning & alternative use
TO · Hillsboro, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.0M
+40.6%
Warehouse, storage
$875,000
+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 Hillsboro submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsboro 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
$1,070,000
CAP Approach
CAP Return
Estimation
6%
$540,000
6.5%
$495,000
7%
$460,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$730,000
Current use
RETAIL STORES
$1,030,000
Change: +41% · Conversion: Easy
WAREHOUSE, STORAGE
$875,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$795k
Range $716k – $875k · ±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
$306 / 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
$8,360
Tax year 2024
Assessed value
$966,520
Assessed 2024
Previous assessed
$967,210
-0.1% YoY
Effective rate
0.86%
On assessed value
Assessed land
$100,800
Assessed improvement
$865,720
Land market value
$100,800
Improvement market value
$865,720
Total market value
$966,520
Applied tax rate
10.0000
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
1850
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
2
Bathrooms
2
Total area
2,600 SF
Lot
0.33 ac (14,375 SF)
Zoning code
TO
APN
517-10-2692-000
UPID
US87-3515390
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
TO · Hillsboro, VA
Zoning TO · permitted uses
TO · Hillsboro, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsboro. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$730,000
RETAIL STORES
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$875,000
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
1850
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Manish B Desai
Individual
Mailing address
25335 DILIGENCE CT, ALDIE, VA 20105-3408
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2006
$750,000
Manish B Desai
Roberts,spencer JR & Ann D
Grant Deed
$600,000 · First Bank
Dec 21, 2005
—
Spencer Roberts JR.
Roberts,spencer
Quit Claim Deed
related
—
—
—
Desai,manish & Ketki
—
Deed Of Trust
related
$399,500 · Suntrust 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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