16304 Purcellville Rd, Hillsboro, VA 20132

3 Acres in Loudoun Co | 1,932 SF + Private In-Law Suite | 2024 Roof

ASK: $535,000
BUY NOW: $540,000
ARV: $785,000
UPSIDE: $825,000
Closing: October 15th, 2026
$10,000 EMD | First Class Title

Deal Snapshot

• Reported Layout: 4 Beds / 3 Full Baths
• Above-Grade Finished: Approx. 1,932 sqft
• Basement: Full, unfinished
• Lot: 3.00 Acres / 130,680 sqft
• Year Built: 1968
• Style: Cape Cod
• Private Above-Garage In-Law / Guest Suite
• Suite Includes Full Bath + Independent Access
• 2 Fireplaces
• Zoning: AR-1
• Private Well
• Private Septic
• Taxable Assessment: $738,190
• Annual Taxes: Approx. $5,942
• Roof: Seller reports 2024
• Well Pump: 2021
• Pressure Tank: 2024
• HVAC: Carrier system installed 2012
• Septic: Pumped + line hydro-jetted in 2024

Why This Deal Stands Out

• 3 acres in Western Loudoun
• $535K entry against a $785K working ARV
• Strong $825K upside with the right retail execution
• Purchase price significantly below the $738K assessment
• Approx. 1,932 sqft above grade
• Full basement providing substantial storage and utility space
• Private above-garage in-law / guest suite
• 4BR / 3BA reported overall configuration
• Seller reports 2024 roof
• Documented 2021 well pump
• Documented 2024 pressure tank
• Septic serviced in 2024
• Engineered structural-repair documentation available
• 2026 acreage comps from $750K to $820K
• Flexible multigenerational / guest / home-office utility

Property Overview

16304 Purcellville Rd is a Western Loudoun acreage opportunity situated on approximately 3 private acres.

The home offers approximately 1,932 sqft above grade, a full unfinished basement, multiple living areas, two fireplaces, and a separate above-garage living suite with its own full bathroom.

The floor plan is unconventional, but the additional separation creates real utility for buyers looking for multigenerational living, guest accommodations, a private home office, or extended-family space.

The property needs renovation and modernization, but several major systems have already seen meaningful investment.

Main Residence

The main home offers a traditional Cape Cod footprint with multiple levels of living space.

Features include:

• Hardwood flooring in several areas
• Multiple bedrooms
• Multiple living / family spaces
• Two fireplaces
• Three reported full bathrooms across the overall configuration
• Full basement
• Large windows
• Multiple exterior access points
• Significant flexibility for redesign and modernization

The house would benefit from a cohesive renovation package to maximize the finished resale value.

Kitchen

The existing kitchen is functional but dated relative to the targeted high-$700Ks / low-$800Ks retail market.

A finished retail package should include:

• Updated or replacement cabinetry
• Quartz / stone countertops
• Stainless appliance package
• Modern backsplash
• Updated lighting
• New fixtures and hardware
• Updated flooring
• Cohesive finishes connecting the kitchen to the main living areas

Bedrooms & Bathrooms

The property is reported as a 4-bedroom / 3-full-bath home overall.

The renovation opportunity centers around:

• Bathroom modernization
• Flooring refinishing / replacement
• Paint
• Trim
• Lighting
• Fixtures
• Improving flow between the various sections of the home

The goal should be to retain the property’s flexible layout while creating a more cohesive finished retail presentation.

Private Above-Garage In-Law / Guest Suite

One of the strongest functional features is the private living space above the garage.

The suite offers:

• Full bathroom
• Independent access
• Private sleeping / living area
• Separation from the main residence

Potential uses include:

• In-law suite
• Guest quarters
• Adult-child living
• Private home office
• Studio
• Multigenerational living

The space currently does not share the main home’s central A/C system. A dedicated mini-split would be a straightforward way to improve its finished utility.

The suite is being marketed as in-law / guest / flexible-use space, not as a verified legal ADU or separate rental unit.

Basement

The property includes a full unfinished basement.

Current utility includes:

• Storage
• Laundry
• Mechanical area
• Workshop space
• Future improvement potential

The basement should not be relied upon as finished living area in the current marketing.

Exterior & Acreage

The 3-acre site is one of the property’s primary value drivers.

• Approx. 130,680 sqft
• Large open lawn
• Mature trees
• Rural Western Loudoun setting
• Long gravel driveway
• Multiple outdoor areas
• Deck / exterior stair areas
• Private well
• Private septic
• Strong separation from neighboring homes

The property offers the acreage and privacy that buyers seek in this Western Loudoun market.

Recent System Updates

Roof

Seller reports roof replacement in 2024

Well Pump

Installed August 2021

Pressure Tank

Installed August 2024

Septic

Pumped in January 2024

The septic line was also hydro-jetted during the 2024 service.

HVAC

Carrier system installed in 2012

The main HVAC system is older and should be evaluated for remaining useful life during renovation.

Engineered Structural Repair

A prior structural condition affecting the front addition / retaining-wall area was professionally evaluated by a structural engineer.

The repair scope included engineered foundation underpinning and retaining-wall work, and Loudoun County issued a building permit for that scope.

Seller confirms the repair work has been completed in full.

Available documentation includes:

• Structural engineer report
• Engineered repair plans
• Loudoun County permit
• Contractor information

Buyer may review the complete structural package and independently confirm final County inspection / permit closeout.

Renovation Profile

This is a value-add renovation, not a tear-down.

Primary areas for improvement include:

• Kitchen
• Bathrooms
• Hardwood refinishing / flooring
• Paint and trim
• Lighting and fixtures
• Layout / finish corrections
• Mini-split for the private suite
• Deck / exterior woodwork
• Landscaping
• Gravel-drive presentation
• Mechanical punch items

Working Renovation Range

Approx. $90K–$110K

Final cost will depend on finish level, HVAC decisions, and buyer inspection.

ARV & Comp Support

Working ARV: $785,000

Strong Retail Upside: $825,000

15630 Edgegrove Rd — $772,500

• Sold August 14, 2026
• 4 Beds / 2 Baths
• Approx. 2,568 sqft
• Built 1973
• 5.5 acres

Strong rural Hillsboro comparison based on vintage, size and acreage profile.

Edgegrove has the advantage of additional acreage, a more conventional layout and substantial garage utility, but its sale provides strong support for a renovated subject in the upper-$700Ks.

20919 Watermill Rd — $750,000

• Sold June 2, 2026
• 4 Beds / 2.5 Baths
• Approx. 2,280 sqft
• 3.81 acres
• Built 1992

Excellent acreage comparison and a strong benchmark for renovated rural Loudoun housing.

Watermill is newer and more conventional, while the subject provides the flexible private suite and a lower acquisition basis.

320 Barker Ln — $750,000

• Sold May 28, 2026
• 4 Beds / 2.5 Baths
• Approx. 2,340 sqft
• 5.62 acres
• Built 1979
• 3-car garage

Another strong rural comparison based on vintage and overall size.

Barker offers more acreage and superior garage utility, making its $750K sale a useful conservative benchmark.

355 Duke Ln — $820,000

Upper-End Support

• Sold June 23, 2026
• 4 Beds / 2.5 Baths
• Approx. 2,530 sqft
• 4.47 acres
• Built 1999

Duke is newer and has a more conventional retail layout, so it should be viewed as an upper-end benchmark rather than a direct comp.

Its $820K sale supports the possibility of pushing a well-executed subject renovation into the low-$800Ks.

ARV Positioning

Conservative ARV: $750,000
Working ARV: $785,000
Strong Retail / Upside: $800,000–$825,000

The finished-value case is driven by:

• 3-acre setting
• 1,932 sqft above-grade footprint
• 4BR / 3BA reported utility
• Private in-law / guest suite
• Full basement
• Recent roof and water-system improvements
• Western Loudoun acreage demand
• Multiple relevant sales from $750K–$820K

Post-Settlement Occupancy

Seller requires a 10-day post-settlement occupancy.

• Days 1–10: No occupancy charge
• Beginning Day 11: $325/day
• Charge continues until seller fully vacates
• $25,000 seller proceeds held in escrow at settlement
• Escrow held by First Class Title Inc.

Terms

ASK: $535,000
BUY NOW: $540,000
ARV: $785,000
UPSIDE: $825,000
$10,000 EMD
Closing: October 15th, 2026
First Class Title

DISCLAIMER

• All properties are available for purchase using cash or hard money.
• Buyers are encouraged to conduct their own research and verify all details independently.
• Prices are presented as NET to the seller, with buyers covering all closing costs. Any estimates for property value or rental income are offered as general guidance and should not be taken as guarantees.
• Our properties tend to sell quickly, so if you’re interested, we recommend reaching out without delay.
• This offering represents an assignment of contract. We hold a legally binding agreement with the seller, giving us exclusive rights to market this opportunity. Please respect this agreement by refraining from contacting the seller directly.
• Any unauthorized communication or attempts to renegotiate terms with the seller may lead to legal consequences.
• Provided ARV and rent projections are for informational purposes only and not warranted.
• Buyers are solely responsible for verifying all property details through their due diligence.