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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Assisted living facilities
3709 Shannons Grn Way Alexandria, VA 22309-3659
Entity Owned
18-yr Hold
~
Est. High Equity
Property ID
US87-1089625
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Total area
57,708 SF
Lot
1.87 ac (81,618 SF)
Zoning code
PDH-12(RESIDENTIAL 12 DU)
APN
101-4-30-03-I
UPID
US87-1089625
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
-
Bedrock at Home - VA Home Health Care Service
-
Spring Hills Mount Vernon - Assisted Senior Living Facility Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$1.26M
Owner & transaction history
Pram Of Mt Vernon Re LLC · 18 yrs held
Pram Of Mt Vernon Re LLC
since 2008
7 recorded transactions
Zoning & alternative use
PDH-12(RESIDENTIAL 12 DU) · Alexandria, 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 Alexandria submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Alexandria 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
$1,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,345,000
Current use
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10%
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
$22 / 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
$122,051
Tax year 2024
Assessed value
$10,535,290
Assessed 2024
Previous assessed
$9,268,520
+13.7% YoY
Effective rate
1.16%
On assessed value
Assessed land
$3,157,000
Assessed improvement
$7,378,290
Land market value
$3,157,000
Improvement market value
$7,378,290
Total market value
$10,535,290
Applied tax rate
60,000.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Stories
3
Total area
57,708 SF
Lot
1.87 ac (81,618 SF)
Zoning code
PDH-12(RESIDENTIAL 12 DU)
APN
101-4-30-03-I
UPID
US87-1089625
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH-12(RESIDENTIAL 12 DU) · Alexandria, VA
Zoning PDH-12(RESIDENTIAL 12 DU) · permitted uses
PDH-12(RESIDENTIAL 12 DU) · Alexandria, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alexandria. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.3M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) 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
Heating
NONE
Stories
3
Lot
1.87 ac
Current owner
From public records · entity-resolved
Pram Of Mt Vernon Re LLC
Entity
Mailing address
26 MAIN ST, EDISON, NJ 08837-3418
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
25 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2021
—
Prammt Vernon Re LLC
—
Deed
related
$25,600,000 · Merchants Bank Of Indiana
Sep 6, 2016
—
Pram Of Mt Vernon Re LLC
—
Deed
related
$33,000,000 · Other Institutional Lenders
Nov 28, 2011
—
Pram Of Mt Vernon Re LLC
—
Deed Of Trust
related
$38,700,000 · General Electric Capital Corp
Feb 18, 2011
—
Pram Of Mt Vernon Re LLC
—
Deed Of Trust
related
$33,000,000 · Capital Trust
Feb 25, 2008
—
Pram Of Mt Vernon Re LLC
Senior Living Of Mt Vernon LLC
Trustees Deed
$2,317,536 · Capital Trust
May 18, 2007
$10,502
Res Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
—
Senior Living Of Mt Vernon LLC
Pincus Rand LLC
Trustees Deed
$9,270,143 · Capital Tr
May 18, 2007
$3,498
Cmm Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$14,206
Cmm Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$223,077
Senior Living Of Mt Hunters Wood
Pram Of Mhw Realty LLC
Quit Claim Deed
related
—
May 18, 2007
$17,704
Pram Of Mhw Realty LLC
Tjl Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$58,133
Pram Of Mhw Realty LLC
Jes Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$40,693
Pram Of Mhw Realty LLC
Msp Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$11,626
Pram Of Mhw Realty LLC
Mdc Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$43,600
Pram Of Mhw Realty LLC
Res Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$14,533
Pram Of Mhw Realty LLC
Cmm Senior Living LLC
Quit Claim Deed
related
—
May 18, 2007
$9,801
Msp Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$39,771
Msp Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$2,797
Mdc Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$56,817
Jes Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$11,366
Mdc Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$14,000
Jes Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
May 18, 2007
$42,611
Res Senior Living LLC
Senior Living Of Mt Hunters Wood
Quit Claim Deed
related
—
—
—
Pram Of Mt Vernon Re LLC
—
Loan Modification
related
$33,000,000 · Other Institutional Lenders
—
—
Pram Of Mt Vernon Re LLC
—
Deed Of Trust
related
$8,104,800 · General Electric Capital Corp
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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