Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$17,000,000
Hotels
549 Rochambeau Dr Williamsburg, VA 23188-2148
Individually Owned
18-yr Hold
~
Est. High Equity
Property ID
US87-0100256
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2005
Total area
179,277 SF
Lot
77.99 ac (3,397,244 SF)
Zoning code
ECONOMIC OPPORTUNITY
APN
C19A-2403-4804
UPID
US87-0100256
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
-
Buckets Incredible Craveables Restaurant
-
Dunkin' Cafe & Coffee Shop
-
Great Wolf Lodge Williamsburg Hotel & Motel Resort
-
Loose Moose Bar & Grill Bar & Pub Restaurant
-
Cardtronics Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.00M
Owner & transaction history
Great Wolf Lodge Of Williamsbu · 18 yrs held
Great Wolf Lodge Of Williamsbu
since 2008
6 recorded transactions
Zoning & alternative use
ECONOMIC OPPORTUNITY · Williamsburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$25.0M
+43.3%
Commercial (general)
$23.2M
+32.6%
Auto repair, garage
$18.1M
+3.5%
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 Williamsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsburg 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$17,465,000
Current use
OFFICE BUILDING
$25,020,000
Change: +43% · Conversion: Difficult
COMMERCIAL (GENERAL)
$23,150,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$18,080,000
Change: +4% · Conversion: Difficult
RESTAURANT
$14,460,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$17.00M
Range $15.30M – $18.70M · ±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
$95 / 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
$1,176,154
Tax year 2024
Assessed value
$158,939,700
Assessed 2024
Previous assessed
$78,577,600
+102.3% YoY
Effective rate
0.74%
On assessed value
Assessed land
$23,612,600
Assessed improvement
$135,327,100
Land market value
$23,612,600
Improvement market value
$135,327,100
Total market value
$158,939,700
Applied tax rate
5,104,150.0000
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
2005
Heating
GAS
Cooling
CENTRAL
Stories
4
Rooms
40
Total area
179,277 SF
Lot
77.99 ac (3,397,244 SF)
Zoning code
ECONOMIC OPPORTUNITY
APN
C19A-2403-4804
UPID
US87-0100256
Jurisdiction
YORK
Zoning & alternative use
ECONOMIC OPPORTUNITY · Williamsburg, VAZoning ECONOMIC OPPORTUNITY · permitted uses
ECONOMIC OPPORTUNITY · Williamsburg, 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
HOTEL/MOTEL Current
Est. value
$17.5M
OFFICE BUILDING
Est. value
$25.0M
COMMERCIAL (GENERAL)
Est. value
$23.2M
AUTO REPAIR, GARAGE
Est. value
$18.1M
RESTAURANT
Est. value
$14.5M
HOTEL/MOTEL Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
Heating
GAS
Cooling
Yes
Stories
4
Rooms
40
Lot
77.99 ac
Current owner
From public records · entity-resolved
Great Wolf Lodge Of Williamsbu
Individual
Mailing address
PO BOX 543185, DALLAS, TX 75354-3185
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2010
—
Great Wolf Williamsburg Spe Ll
—
Deed Of Trust
related
$256,264,898 · Us Bank NA
Feb 7, 2008
—
Great Wolf Lodge Of Williamsbu
Great Wolf Lodge Of Williamsbu
Quit Claim Deed
related
$55,000 · Citicorp Trust Bank Fsb
—
—
Great Wolf Williamsburg Spe Ll
—
Deed Of Trust
related
$715,000,000 · Citigroup Global Markets Rlty
—
—
Great Wolf Williamsburg Spe Ll
—
Loan Modification
related
$72,102,300 · Deutsche Bk Ag/ny Branch
—
—
Great Wolf Williamsburg Spe Ll
—
Deed Of Trust
related
$420,000,000 · Deutsche Bk Ag/ny Branch
—
—
Great Wolf Williamsburg Spe Ll
—
Loan Modification
related
$10,000,000 · Calyon New York Branch
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 549 Rochambeau Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
