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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Sports & entertainment properties
49 Catoctin SE Cir Leesburg, VA 20175-3600
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-3468463
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,709 SF
Lot
3.8 ac (165,528 SF)
Zoning code
LB:CDD
APN
232-48-9035-000
UPID
US87-3468463
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
-
Local Wood Building Supply Industrial Manufacturer
-
The Branch - Restaurant & Bowling Bowling Alley
-
Carpenter Beach Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.15M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.28M
Owner & transaction history
Village Lanes Bowling Ctr INC · 6 yrs held
Village Lanes Bowling Ctr INC
since 2020
Last sale
$2.1M
2 recorded transactions
Zoning & alternative use
LB:CDD · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.2M
+550.5%
Auto repair, garage
$2.1M
+323.1%
Restaurant
$1.6M
+230.1%
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
$2,620,000
ML approach
$3,145,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,180,000
Change: +551% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,070,000
Change: +323% · Conversion: Difficult
RESTAURANT
$1,615,000
Change: +230% · Conversion: Difficult
RETAIL STORES
$1,545,000
Change: +216% · Conversion: Difficult
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±10% · vs last sale $2.10M (Aug 11 2020)
Last sale anchor
$2.10M
Aug 11 2020
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
$136 / 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
$19,996
Tax year 2024
Assessed value
$2,311,710
Assessed 2024
Previous assessed
$2,365,040
-2.3% YoY
Effective rate
0.86%
On assessed value
Assessed land
$695,400
Assessed improvement
$1,616,310
Land market value
$695,400
Improvement market value
$1,616,310
Total market value
$2,311,710
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
16,709 SF
Lot
3.8 ac (165,528 SF)
Zoning code
LB:CDD
APN
232-48-9035-000
UPID
US87-3468463
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)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.5M
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
RETAIL STORES
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.8 ac
Current owner
From public records · entity-resolved
Village Lanes Bowling Ctr INC
Entity
Mailing address
49 CATOCTIN CIR SE, LEESBURG, VA 20175-3600
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Village Lanes Bowling Ctr INC
—
Deed Of Trust
related
$1,492,892 · Middleburg Bank
—
—
Village Lanes Bowling Center INC
—
Deed Of Trust
related
$420,000 · Middleburg Bank
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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