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Property profile & analytics
FOR LEASE
Office Spaces
860 E Main St D Purcellville, VA 20132
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3487675
For Lease
1 / 16
$21 SF/Yr
860 E Main St,Unit D, Purcellville, VA 20132
View Listing →
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
11,331 SF
Lot
0.55 ac (23,958 SF)
Zoning code
PV:MC
APN
453-35-5304-000
UPID
US87-3487675
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
-
TOBACCO FLEX | Smoke shop , Vape , Delta 8-10 , CBD hemp , Kratom, Hookah, THC Dispensary, Cigar, Gifts (Bike/Boat/Book/etc) Store Alternative Medicine Practice
-
Graffiti & Silk by Mobile Hope Discount Store
-
Loudoun Vapor Electronics & Wireless Store
-
TOBACCO FLEX I Smoke shop, Vape, Delta 8-10 _ CBD hemp; Kratom, Hookah, THC Dispensary, Cigar, Gifts (Bike/Boat/Book/etc) Store
-
My Deli & Café | Greek Bistro Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$750k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$824k
Blend (final)
Blend
$750k
Owner & transaction history
Venetia V Vatikiotis · 1 yrs held
Venetia V Vatikiotis
since 2024
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
PV:MC · Purcellville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Purcellville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Purcellville 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
$750,000
ML approach
$750,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$750k
Range $675k – $825k · ±10% · vs last sale $750k (Oct 7 2024)
Last sale anchor
$750k
Oct 7 2024
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
$66 / 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
$6,558
Tax year 2024
Assessed value
$732,710
Assessed 2024
Previous assessed
$732,710
+0.0% YoY
Effective rate
0.90%
On assessed value
Assessed land
$431,200
Assessed improvement
$301,510
Land market value
$431,200
Improvement market value
$301,510
Total market value
$732,710
Applied tax rate
14.0000
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
For Lease
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Total area
11,331 SF
Lot
0.55 ac (23,958 SF)
Zoning code
PV:MC
APN
453-35-5304-000
UPID
US87-3487675
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PV:MC · Purcellville, VA
Zoning PV:MC · permitted uses
PV:MC · Purcellville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Purcellville. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1948
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HEAT PUMP
Stories
2
Lot
0.55 ac
Current owner
From public records · entity-resolved
Venetia V Vatikiotis
Individual
Free & Clear · 1 yrs held
Mailing address
1411 CUTTERMILL CT, HERNDON, VA 20170-3620
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 7, 2024
—
Venetia V Vatikiotis
Venetia V Vatikiotis
Intrafamily Transfer
related
—
Sep 12, 2006
—
George Vatikiotis
Vatikiotis,george & Venetia V
Quit Claim Deed
related
—
Jun 13, 2005
—
George Vatikiotis
Carter,stephan D & Carol A
Quit Claim Deed
related
—
Jun 16, 2004
$750,000
Goerge Vatikiotis
Jung,oh Y
Grant Deed
$600,000 · Union Bank And Trust
Jul 2, 2002
$380,000
Oh Y Sung
Hahn,philip
Grant Deed
$280,000 · Community Bk Of N Va
—
—
Vatikiotis,george & Vanetia
—
Loan Modification
related
$420,000 · Union First Market Bk
—
—
George Vatikiotis
—
Deed Of Trust
related
$78,000 · Union Bank & Trust
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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Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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