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Property profile & analytics
OFF-MARKET
Estimated value
$12,100,000
Hotels
2118 Wyoming NW Ave Washington, DC 20008-3906
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US16-0021827
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1969
Construction
TILT-UP CONCRETE
Total area
37,468 SF
Lot
0.19 ac (8,250 SF)
Zoning code
RA-4
APN
2528 0307
UPID
US16-0021827
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
$7.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.10M
Owner & transaction history
Sono Normandy Dc LLC · 4 yrs held
Sono Normandy Dc LLC
since 2022
Last sale
$14.6M
5 recorded transactions
Zoning & alternative use
RA-4 · Washington, DC
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
L INTEREST RESIDENTIAL APARTMENT ZONE - RA-2/CAP 400 PURPOSE AND INTENT 401 HEIGHT 402 PENTHOUSE AND ROOFTOP STRUCTURE 403 SPECIAL EXCEPTION REVIEW CRITERIA CHAPTER 5 DUPONT CIRCLE RESIDENTIAL APARTMENT ZONES - RA-2/DC, RA-4/DC, AND RA-5/DC 500 PURPOSE AND INTENT 501 MISCELLANEOUS 502 PLANNED UNIT DEVELOPMENT CHAPTER 6 REED-COOKE RESIDENTIAL APARTMENT ZONE -…
Zone name
Residential Apartment
General category
CIVIC_INSTITUTIONAL
Zone area
656.80 ac
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 Washington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Washington 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
$11,445,000
ML approach
$7,700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$16,785,000
Current use
COMMERCIAL (GENERAL)
$16,320,000
Change: -3% · Conversion: Difficult
OFFICE BUILDING
$15,035,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$12.10M
Range $10.89M – $13.31M · ±10% · vs last sale $14.63M (May 16 2022)
Last sale anchor
$14.63M
May 16 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
$323 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$260,205
Tax year 2023
Assessed value
$14,052,550
Assessed 2023
Previous assessed
$14,052,550
+0.0% YoY
Effective rate
1.85%
On assessed value
Assessed land
$2,475,000
Assessed improvement
$11,577,550
Land market value
$2,475,000
Improvement market value
$11,577,550
Total market value
$14,052,550
Applied tax rate
2.0000
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
6
Units
75
Total area
37,468 SF
Lot
0.19 ac (8,250 SF)
Zoning code
RA-4
APN
2528 0307
UPID
US16-0021827
Jurisdiction
DISTRICT OF COLUMBIA
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RA-4 · Washington, DCZoning RA-4 · permitted uses
RA-4 · Washington, DC
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
L INTEREST RESIDENTIAL APARTMENT ZONE - RA-2/CAP 400 PURPOSE AND INTENT 401 HEIGHT 402 PENTHOUSE AND ROOFTOP STRUCTURE 403 SPECIAL EXCEPTION REVIEW CRITERIA CHAPTER 5 DUPONT CIRCLE RESIDENTIAL APARTMENT ZONES - RA-2/DC, RA-4/DC, AND RA-5/DC 500 PURPOSE AND INTENT 501 MISCELLANEOUS 502 PLANNED UNIT DEVELOPMENT CHAPTER 6 REED-COOKE RESIDENTIAL APARTMENT ZONE - RA-2/RC 600 PURPOSE AND INTENT 601 MISCELLANEOUS 602 HEIGHT 603 PENTHOUSE AND ROOFT
Zone name
Residential Apartment
General category
CIVIC_INSTITUTIONAL
Zone area
656.80 ac
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$16.8M
COMMERCIAL (GENERAL)
Est. value
$16.3M
OFFICE BUILDING
Est. value
$15.0M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
6
Units
75
Lot
0.19 ac
Current owner
From public records · entity-resolved
Sono Normandy Dc LLC
Entity
Mailing address
215 MAIN ST STE #203, FORT LEE, NJ 07024-5723
Ownership since
2022
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
May 16, 2022
$14,630,000
Sono Normandy Dc LLC
Blu De Kalorama Hotel LLC
Special Warranty Deed
—
Dec 9, 2019
—
Blu De Kalorama Hotel LLC
—
Deed
related
$17,750,000 · Bds III Mortgage Capital B LLC
Jul 18, 2017
$22,500
Blu De Kalorama Hotel LLC
2118 Wyoming Avenue Invtrs LLC
Grant Deed
$16,750,000 · Pfp Holding Co V LLC
Apr 17, 2013
$15,094,600
2118 Wyoming Avenue Invtrs LLC
Doyle Normandy LLC
Grant Deed
$10,500,000 · Eagle Bank
Apr 7, 2010
—
Doyle Normandy LLC
Doyle Normandy LLC
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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