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Property profile & analytics
OFF-MARKET
Estimated value
$5,605,000
Motels
12100 Monument Dr Fairfax, VA 22033
Entity Owned
Free & Clear
Property ID
US87-1080722
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1997
Construction
FRAME
Total area
48,169 SF
Lot
3.99 ac (173,910 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
056-1-01-0020-E
UPID
US87-1080722
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.87M
Blend (final)
Blend
$5.61M
Owner & transaction history
Esa C2 Holdco LLC
Esa C2 Holdco LLC
since 2025
Last sale
$2,404
6 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Fairfax, 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 Fairfax submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fairfax 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$8,385,000
Current use
Blend value · Realmo final
$5.61M
Range $5.04M – $6.17M · ±10% · vs last sale $2k (Jun 22 2022)
Last sale anchor
$2k
Jun 22 2022
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
$116 / 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
$96,155
Tax year 2024
Assessed value
$7,491,610
Assessed 2024
Previous assessed
$6,012,020
+24.6% YoY
Effective rate
1.28%
On assessed value
Assessed land
$2,948,000
Assessed improvement
$4,543,610
Land market value
$2,948,000
Improvement market value
$4,543,610
Total market value
$7,491,610
Applied tax rate
8.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1997
Construction
FRAME
Heating
OTHER
Cooling
YES
Stories
2
Total area
48,169 SF
Lot
3.99 ac (173,910 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
056-1-01-0020-E
UPID
US87-1080722
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Fairfax, VA
Zoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · Fairfax, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fairfax. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$8.4M
HOTEL/MOTEL Current
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
1997
Construction
FRAME
Heating
OTHER
Cooling
Yes
Stories
2
Lot
3.99 ac
Current owner
From public records · entity-resolved
Esa C2 Holdco LLC
Entity
Free & Clear · 0 yrs held
Mailing address
PO BOX 49550, CHARLOTTE, NC 28277-9550
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2025
—
Esa C2 Holdco LLC
Extended Stay LLC
Special Warranty Deed
—
Jun 22, 2022
$2,404
Commonwealth Of Virginia
Esa P Portfolio LLC
Deed
—
Jun 25, 2021
—
Esa P Portfolio LLC
—
Deed
related
$4,650,000 · Jpmorgan Chase Bank NA
Dec 20, 2012
$8,124,000
Esa P Portfolio LLC
Hfi Acquisitions Co LLC
Grant Deed
—
Feb 5, 2010
—
Hfi Acquisitions Co LLC
—
Deed Of Trust
related
$73,750,000 · Starwood Property Mortgage LLC
Oct 23, 2007
—
Hfi Acquisitions Co LLC
Hpt Hsd Properties Trust
Grant 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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