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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Investment properties
9 King St Leesburg, VA 20176-2819
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US87-3442786
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1792
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,556 SF
Lot
0.05 ac (2,178 SF)
Zoning code
LB:B1
APN
231-48-3105-000
UPID
US87-3442786
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
-
THE LUCKY KNOT Clothing & Fashion Store
-
A-Allstate Bonding Co Law Firm
-
Leesburg Diner Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$490k
Comparable Approach
Comparable
$619k
Blend (final)
Blend
$590k
Owner & transaction history
Lucky Sisters LLC · 7 yrs held
Lucky Sisters LLC
since 2019
5 recorded transactions
Zoning & alternative use
LB:B1 · Leesburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$860,000
+10.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$530,000
6.5%
$490,000
7%
$455,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$775,000
Current use
WAREHOUSE, STORAGE
$860,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±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
$231 / 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
$8,627
Tax year 2024
Assessed value
$997,300
Assessed 2024
Previous assessed
$915,670
+8.9% YoY
Effective rate
0.87%
On assessed value
Assessed land
$174,200
Assessed improvement
$823,100
Land market value
$174,200
Improvement market value
$823,100
Total market value
$997,300
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1792
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
CENTRAL
Stories
2
Total area
2,556 SF
Lot
0.05 ac (2,178 SF)
Zoning code
LB:B1
APN
231-48-3105-000
UPID
US87-3442786
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LB:B1 · Leesburg, VA
Zoning LB:B1 · permitted uses
LB:B1 · 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) Current
Est. value
$775,000
WAREHOUSE, STORAGE
Est. value
$860,000
COMMERCIAL (GENERAL) Current
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
1792
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
HOT WATER
Cooling
Yes
Stories
2
Lot
0.05 ac
Current owner
From public records · entity-resolved
Lucky Sisters LLC
Entity
Mailing address
8365 RICHMOND HWY, ALEXANDRIA, VA 22309-2330
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2019
$875,000
Lucky Sisters LLC
Cooley Gallery LLC
Grant Deed
$616,000 · Apple FCU
Jan 19, 2017
—
Kingdom Ent LLC
—
Deed
related
$2,175,000 · Eagle Bk
Oct 21, 2013
$570,000
Cooley Gallery LLC
Ahrens Building LLC
Grant Deed
$400,000 · Bank Of America
May 21, 2012
—
Ahrens Building LLC
Ahrens,patricia A A
Quit Claim Deed
related
—
May 8, 2012
—
Patricia A A Ahrens
Ahrens,robert W II
Quit Claim Deed
related
—
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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