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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Motels
2645 Vly Ave Winchester, VA 22601-2625
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-0495813
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1946
Total area
5,796 SF
Lot
2.77 ac (120,531 SF)
Zoning code
B2
APN
290-04- - 4A-
UPID
US87-0495813
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
-
Relax Inn Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$970k
Owner & transaction history
Shalin Soham LLC · 5 yrs held
Shalin Soham LLC
since 2020
Last sale
$850,000
5 recorded transactions
Zoning & alternative use
B2 · Winchester, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Thisdistrictis intended to provide sufficient space in appropriate locations for a wide variety of commercial and miscellaneous service activities, generally serving a wide area and located particularly along certain existing major thoroughfares where a general mixture of commercial and service activity now exists, but which uses are not characterized by ext…
Zone name
Highway Commercial District
General category
COMMERCIAL
Zone area
611.06 ac
Source
Realmo
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 Winchester submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winchester 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
$970,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$790,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$725,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10% · vs last sale $850k (Sep 25 2020)
Last sale anchor
$850k
Sep 25 2020
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
$167 / 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
$7,367
Tax year 2024
Assessed value
$887,600
Assessed 2024
Previous assessed
$887,600
+0.0% YoY
Effective rate
0.83%
On assessed value
Assessed land
$602,700
Assessed improvement
$284,900
Land market value
$602,700
Improvement market value
$284,900
Total market value
$887,600
Applied tax rate
5,104,050.0000
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
1946
Heating
HOT WATER
Buildings
2
Stories
1
Total area
5,796 SF
Lot
2.77 ac (120,531 SF)
Zoning code
B2
APN
290-04- - 4A-
UPID
US87-0495813
Jurisdiction
WINCHESTER CITY
Zoning & alternative use
B2 · Winchester, VAZoning B2 · permitted uses
B2 · Winchester, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Thisdistrictis intended to provide sufficient space in appropriate locations for a wide variety of commercial and miscellaneous service activities, generally serving a wide area and located particularly along certain existing major thoroughfares where a general mixture of commercial and service activity now exists, but which uses are not characterized by extensive warehousing, frequent heavy trucking activity,
Zone name
Highway Commercial District
General category
COMMERCIAL
Zone area
611.06 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS)
Est. value
$790,000
COMMERCIAL (GENERAL)
Est. value
$725,000
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1946
Heating
HOT WATER
Stories
1
Buildings
2
Lot
2.77 ac
Current owner
From public records · entity-resolved
Shalin Soham LLC
Entity
Mailing address
2645 VLY AVE, WINCHESTER, VA 22601-2625
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Sep 22, 2021
—
Shalin Soham LLC
—
Deed
related
$894,000 · Capon Valley Bank
Sep 25, 2020
$850,000
Shalin Soham LLC
Ateethi Services LLC
Deed
$680,000 · Capon Valley Bank
Jan 12, 2012
$451,000
Ateethi Services LLC
Shen Valley Land Holdings LLC
Deed
$338,250 · First Bank
Jul 22, 2011
—
Shen Valley Land Holdings LLC
Gregory W Bowman
Trustees Deed
related
—
Mar 2, 2006
—
Smjb LLC
Sanjeev Kumar
Deed
—
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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