Individually Owned 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
Current use
Occupant on record · Public records
-
Atm
-
Atm
-
Department Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
$495k
Comparable Approach
Comparable
$942k
Blend (final)
Blend
$1.07M
Owner & transaction history
since 2006
3 recorded transactions
Zoning & alternative use
TO · Hillsboro, VA
Top alternative use upside
Retail stores
$1.0M
+40.6%
Warehouse, storage
$875,000
+19.5%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 11 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.07M
Value range
$963k – $1.18M
±10% around blend
Estimated value / SF
$412 / SF
Confidence
High
11 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$963k
blend $1.07M
$1.18M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,600 SF
Lot area
0.33 ac
Year built
1850
Stories
2
APN
517-10-2692-000
Zoning
TO
Assessed value
$966,520
Annual tax
$8,360
3
Income approach: direct capitalization
Partial preview
Income approach indication
$495k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$540k
@ 6.5% CAP return
$495k
@ 7% CAP return
$460k
4
Sales comparison
Partial preview
Sales approach indication
$1.04M
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
11.1 mi away · 1,854 SF
15.8 mi away · 2,856 SF
15.9 mi away · 3,142 SF
16.8 mi away · 2,126 SF
21.6 mi away · 3,183 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 20 sales
$281
+46%
Submarket 20 sales
$281
+46%
County 359 sales
$294
+40%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $412/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Retail Stores
Gross theoretical uplift
+41%
vs current-use indication
Warehouse, Storage
Commercial (general) · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
3.00%
Implied, in-place cap rate for this commercial real estate
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.00%
9.0%
NOI (est.)
$68k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.26M
Move the market yield to see immediate price impact.
Value / SF
$867
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.50%3.00%3.50%
$61k
$2.44M
$2.03M
$1.74M
$68k
$2.71M
$2.26M
$1.93M
$74k
$2.98M
$2.48M
$2.13M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$1.35M
5.2 mi · Apr 2026 · $504/SF
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, VAZoning TO · permitted uses
TO · Hillsboro, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · 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
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TO
Jurisdiction
Hillsboro, VA
Recorded code
TO
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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