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Property profile & analytics
OFF-MARKET
Estimated value
$24,215,000
Hotels
2722 Gallows Rd Vienna, VA 22180-7133
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1344697
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Total area
80,751 SF
Lot
1.5 ac (65,508 SF)
Zoning code
PLANNED RES MIXED USE
APN
049-2-01-0017-B
UPID
US87-1344697
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
-
British Swim School of Courtyard Marriott - Dunn Loring/Vienna Swimming School Baby Swimming School
-
Courtyard Dunn Loring Fairfax Hotel & Motel
-
ADA Driver Improvement Driver'S License Office
-
2722 Gallows Road Parking Parking Lot & Garage
-
George Mason University College
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.55M
Blend (final)
Blend
$24.22M
Owner & transaction history
Kre Hip Court Dunn Loring Owner LLC · 4 yrs held
Kre Hip Court Dunn Loring Owner LLC
since 2021
Last sale
$30.6M
4 recorded transactions
Zoning & alternative use
PLANNED RES MIXED USE · Vienna, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$36.7M
+160.9%
Warehouse, storage
$35.5M
+152.2%
Neighborhood: shopping center
$29.8M
+111.8%
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 Vienna submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vienna 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
$31,000,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$36,680,000
Change: +161% · Conversion: Difficult
WAREHOUSE, STORAGE
$35,460,000
Change: +152% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$29,770,000
Change: +112% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$27,465,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$26,960,000
Change: +92% · Conversion: Difficult
Blend value · Realmo final
$24.22M
Range $21.79M – $26.64M · ±10% · vs last sale $30.59M (Sep 30 2021)
Last sale anchor
$30.59M
Sep 30 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
$300 / 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
$359,944
Tax year 2024
Assessed value
$28,043,920
Assessed 2024
Previous assessed
$23,550,260
+19.1% YoY
Effective rate
1.28%
On assessed value
Assessed land
$5,150,000
Assessed improvement
$22,893,920
Land market value
$5,150,000
Improvement market value
$22,893,920
Total market value
$28,043,920
Applied tax rate
7.0000
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
Heating
NONE
Stories
10
Total area
80,751 SF
Lot
1.5 ac (65,508 SF)
Zoning code
PLANNED RES MIXED USE
APN
049-2-01-0017-B
UPID
US87-1344697
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED RES MIXED USE · Vienna, VA
Zoning PLANNED RES MIXED USE · permitted uses
PLANNED RES MIXED USE · Vienna, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vienna. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$36.7M
WAREHOUSE, STORAGE
Est. value
$35.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$29.8M
INDUSTRIAL (GENERAL)
Est. value
$27.5M
AUTO REPAIR, GARAGE
Est. value
$27.0M
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Heating
NONE
Stories
10
Lot
1.5 ac
Current owner
From public records · entity-resolved
Kre Hip Court Dunn Loring Owner LLC
Entity
Mailing address
30 HUDSON YARDS, NEW YORK, NY 10001-2170
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2021
$30,587,000
Kre Hip Court Dunn Loring Owner LLC
Ihp Vienna Va Owner LLC
Special Warranty Deed
—
Jun 19, 2017
—
Ihp Vienna Va Owner LLC
—
Grant Deed
related
$780,000,000 · Column Fin'l
Dec 2, 2014
$28,542,374
Ihp Vienna Va Owner LLC|ihp I Ops-ii LLC
Ia Orchard Hotels Vienna LLC
Grant Deed
related
$615,000,000 · Bank Of America
Dec 27, 2007
$21,729,980
Owner Name Unavailable
Owner Name Unavailable
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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