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Property profile & analytics
OFF-MARKET
Estimated value
$26,205,000
Hotels
12777 Fair Lks Cir Fairfax, VA 22033-4903
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3965794
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1988
Construction
CONCRETE BLOCKS
Total area
241,778 SF
Lot
7.17 ac (312,491 SF)
Zoning code
PDC(RES DEV-NOT RETAIL)
APN
055-2-01-0007-A
UPID
US87-3965794
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
$27.26M
Blend (final)
Blend
$26.21M
Owner & transaction history
12777 Fair Lakes Circle Owner LLC · 5 yrs held
12777 Fair Lakes Circle Owner LLC
since 2021
Last sale
$26.5M
7 recorded transactions
Zoning & alternative use
PDC(RES DEV-NOT RETAIL) · 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
$42,090,000
Current use
Blend value · Realmo final
$26.21M
Range $23.58M – $28.83M · ±10% · vs last sale $26.50M (Jan 22 2021)
Last sale anchor
$26.50M
Jan 22 2021
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
$108 / 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
$185,038
Tax year 2024
Assessed value
$14,416,700
Assessed 2024
Previous assessed
$11,318,600
+27.4% YoY
Effective rate
1.28%
On assessed value
Assessed land
$7,400,000
Assessed improvement
$7,016,700
Land market value
$7,400,000
Improvement market value
$7,016,700
Total market value
$14,416,700
Applied tax rate
8,100.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1988
Construction
CONCRETE BLOCKS
Heating
HOT WATER
Cooling
YES
Stories
13
Total area
241,778 SF
Lot
7.17 ac (312,491 SF)
Zoning code
PDC(RES DEV-NOT RETAIL)
APN
055-2-01-0007-A
UPID
US87-3965794
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(RES DEV-NOT RETAIL) · Fairfax, VA
Zoning PDC(RES DEV-NOT RETAIL) · permitted uses
PDC(RES DEV-NOT RETAIL) · 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
$42.1M
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
1988
Construction
CONCRETE BLOCKS
Heating
HOT WATER
Cooling
Yes
Stories
13
Lot
7.17 ac
Current owner
From public records · entity-resolved
12777 Fair Lakes Circle Owner LLC
Entity
Mailing address
255 ALHAMBRA CIR STE #760, CORAL GABLES, FL 33134-7412
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 1, 2025
—
12777 Fair Lakes Circle Owner LLC
—
Deed
related
$330,000,000 · Wells Fargo Bank NA
May 6, 2021
$26,500,000
12777 Fair Lakes Circle Owner LLC
H I G Realty Credit Fairfax LLC
Special Warranty Deed
$15,050,000 · H I G Realty Financing II LLC
Jan 22, 2021
$19,968,385
Hig Realty Credit-fairfax LLC
Crp Fair Lakes Hotel LLC
Grant Deed
—
Jan 22, 2021
—
H I G Realty Credit-fairfax Ll
—
Deed
related
$19,650,000 · H I G Realty Credit Hldgs LLC
Feb 21, 2019
—
Crp Fair Lakes Hotel LLC
—
Grant Deed
related
$19,650,000 · Hig Realty Credit Holdings LLC
Oct 30, 2015
$19,550,000
Crp Fair Lakes Hotel LLC
Fair Lakes Hotel LLC
Grant Deed
related
—
Sep 23, 2010
—
Fair Lakes Hotel LLC
—
Deed Of Trust
related
$16,860,000 · Fortress Credit Corp
May 11, 2010
—
Fair Lakes Hotel LLC
—
Deed Of Trust
related
$56,250,000 · * Other Institutional Lenders
May 1, 2007
$73,000,000
Fair Lakes Hotel LLC
Crp Fair Lakes
Grant Deed
related
—
Sep 13, 2005
$49,500,000
Fair Lakes LP
Virginia Overnight Ents LLC
Grant Deed
$39,550,000 · Citigroup Global Markets Realt
—
—
Fair Lakes Hotel LLC
—
Loan Modification
related
$17,400,000 · Cornerstone Enhanced Mtg Fund
—
—
Crp Fair Lakes Hotel LLC
—
Deed Of Trust
related
$27,200,000 · Other Institutional Lenders
—
—
Fair Lakes Hotel LLC
—
Deed Of Trust
related
$56,250,000 · Bank Of America
—
—
H I G Realty Credit-fairfax Ll
—
Loan Modification
related
$19,650,000 · H I G Realty Credit Hldgs LLC
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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