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Property profile & analytics
OFF-MARKET
Estimated value
$16,220,000
Hotels
44610 Waxpool Rd Ashburn, VA 20147-6924
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-3429488
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2005
Construction
CONCRETE
Total area
143,440 SF
Lot
7.16 ac (311,890 SF)
Zoning code
PDIP
APN
061-37-8938-000
UPID
US87-3429488
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
-
Park & Ride Parking Lot & Garage
-
Asian Mela Music Venue
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.34M
CAP Approach
CAP
$13.37M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.22M
Owner & transaction history
Eh19 LLC · 5 yrs held
Eh19 LLC
since 2021
Last sale
$19.0M
7 recorded transactions
Zoning & alternative use
PDIP · Ashburn, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$22.4M
+863.8%
Restaurant
$15.1M
+549.2%
Auto repair, garage
$14.0M
+501.7%
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 Ashburn submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ashburn 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
$19,410,000
ML approach
$10,335,000
CAP Approach
CAP Return
Estimation
6%
$14,480,000
6.5%
$13,365,000
7%
$12,410,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$22,355,000
Change: +864% · Conversion: Difficult
RESTAURANT
$15,060,000
Change: +549% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,955,000
Change: +502% · Conversion: Difficult
MEDICAL BUILDING
$11,670,000
Change: +403% · Conversion: Difficult
Blend value · Realmo final
$16.22M
Range $14.60M – $17.84M · ±10% · vs last sale $19.00M (Jul 1 2021)
Last sale anchor
$19.00M
Jul 1 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
$113 / 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
$172,937
Tax year 2024
Assessed value
$17,207,640
Assessed 2024
Previous assessed
$9,801,710
+75.6% YoY
Effective rate
1.01%
On assessed value
Assessed land
$4,880,000
Assessed improvement
$12,327,640
Land market value
$4,880,000
Improvement market value
$12,327,640
Total market value
$17,207,640
Applied tax rate
4.0000
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/MOTEL
Status
Off-Market
Year built
2005
Construction
CONCRETE
Heating
NONE
Buildings
2
Stories
6
Total area
143,440 SF
Lot
7.16 ac (311,890 SF)
Zoning code
PDIP
APN
061-37-8938-000
UPID
US87-3429488
Jurisdiction
LOUDOUN
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDIP · Ashburn, VAZoning PDIP · permitted uses
PDIP · Ashburn, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$22.4M
RESTAURANT
Est. value
$15.1M
AUTO REPAIR, GARAGE
Est. value
$14.0M
MEDICAL BUILDING
Est. value
$11.7M
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL 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
2005
Construction
CONCRETE
Heating
NONE
Stories
6
Buildings
2
Lot
7.16 ac
Current owner
From public records · entity-resolved
Eh19 LLC
Entity
Mailing address
1621 N KENT ST STE #1115, ARLINGTON, VA 22209-2141
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2026
—
Eh19 LLC
—
Deed
related
$83,611,000 · Wells Fargo Bank NA
Jul 1, 2021
$19,000,000
Eh19 LLC
Bpg Partners Vii LLC
Special Warranty Deed
—
Oct 7, 2016
—
Bpg Hotel Partners Vii LLC
—
Deed
related
$16,600,000 · Pnc Bk
Aug 31, 2005
—
Bpg Hotel Partners Vii LLC
—
Deed Of Trust
related
$43,000,000 · Greenwich Cap Fin'l
Apr 18, 2005
—
Bpg Hotel Partners Vii LLC
—
Deed Of Trust
related
$23,800,000 · Merrill Lynch Capital
—
—
Bpg Hotel Partners Vii LLC
—
Loan Modification
related
$38,544,803 · Gccfc 2005-gg5 Waxpool Road Ll
—
—
Bpg Hotel Partners Vii LLC
—
Deed Of Trust
related
$16,600,000 · Pnc Bk
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.
Try Rey
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