41840 Growth Mindset Ln Aldie, VA 20105
Entity Owned
Absentee Owner
Free & Clear
Estimated value (blended)
$51.92M
Range $46.73M – $57.11M (±10%)
Property ID
US87-3546775
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2023
Total area
244,713 SF
Lot
65.15 ac (2,837,934 SF)
Zoning code
PDIP
APN
203-35-4208-000
UPID
US87-3546775
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$46.76M
Comparable Approach
Comparable
$58.62M
Blend (final)
Blend
$51.92M
Owner & transaction history
Zoning & alternative use
PDIP · Aldie, VA
Top alternative use upside
Warehouse, storage
$82.2M
+14.3%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$51.92M
Value range
$46.73M – $57.11M
±10% around blend
Estimated value / SF
$212 / SF
Confidence
None
1 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
10
$46.73M
blend $51.92M
$57.11M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
244,713 SF
Lot area
65.15 ac
Year built
2023
APN
203-35-4208-000
Assessed value
$202,002,330
Annual tax
$1,747,320
3
Income approach: direct capitalization
Partial preview
Income approach indication
$46.76M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$50.66M
@ 6.5% CAP return
$46.76M
@ 7% CAP return
$43.42M
4
Sales comparison
Partial preview
Sales approach indication
$58.62M
Weighted, 0 comps · none confidence
Evidence
1 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$51.92M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 359 sales
$294
-28%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $212/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Warehouse, Storage
Gross theoretical uplift
+14%
vs current-use indication
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 1 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$202.00M
Move the market yield to see immediate price impact.
Value / SF
$825
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
5.00%7.00%9.00%
$12.73M
$254.52M
$181.80M
$141.40M
$14.14M
$282.80M
$202.00M
$157.11M
$15.55M
$311.08M
$222.20M
$172.82M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
1 found
None confidence · county-verified
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$1,747,320
Tax year 2024
Assessed value
$202,002,330
Assessed 2024
Previous assessed
$80,000,000
+152.5% YoY
Effective rate
0.86%
On assessed value
Assessed land
$96,000,000
Assessed improvement
$106,002,330
Land market value
$96,000,000
Improvement market value
$106,002,330
Total market value
$202,002,330
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2023
Total area
244,713 SF
Lot
65.15 ac (2,837,934 SF)
Zoning code
PDIP
APN
203-35-4208-000
UPID
US87-3546775
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Aldie, VAZoning PDIP · permitted uses
PDIP · Aldie, 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
2023
Lot
65.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PDIP
Jurisdiction
Aldie, VA
Recorded code
PDIP
Ownership Intelligence
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Ownership report
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.
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