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Property profile & analytics
OFF-MARKET
Estimated value
$5,505,000
Sports & entertainment properties
5508 Franconia Rd Alexandria, VA 22310-2719
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1343357
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1972
Construction
STEEL FRAME
Total area
20,000 SF
Lot
1.8 ac (78,378 SF)
Zoning code
C-6(COMMUNITY RETAIL)
APN
081-4-01-0071-A
UPID
US87-1343357
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
-
ShadowLand Laser Adventures Arcade & Gaming Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.51M
Owner & transaction history
Jain Properties LLC · 1 yrs held
Jain Properties LLC
since 2025
Last sale
$6.0M
5 recorded transactions
Zoning & alternative use
C-6(COMMUNITY RETAIL) · Alexandria, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.1M
+46.9%
Retail stores
$4.7M
+35.3%
Commercial (general)
$3.6M
+2.7%
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 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
$4,960,000
ML approach
$5,055,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$3,455,000
Current use
OFFICE BUILDING
$5,075,000
Change: +47% · Conversion: Difficult
RETAIL STORES
$4,675,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,550,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,480,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$5.51M
Range $4.95M – $6.06M · ±10% · vs last sale $6.00M (Feb 19 2025)
Last sale anchor
$6.00M
Feb 19 2025
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
$275 / 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
$31,300
Tax year 2024
Assessed value
$2,438,640
Assessed 2024
Previous assessed
$2,382,510
+2.4% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,634,830
Assessed improvement
$803,810
Land market value
$1,634,830
Improvement market value
$803,810
Total market value
$2,438,640
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
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Status
Off-Market
Year built
1972
Construction
STEEL FRAME
Heating
OTHER
Cooling
YES
Stories
1
Bathrooms
1
Total area
20,000 SF
Lot
1.8 ac (78,378 SF)
Zoning code
C-6(COMMUNITY RETAIL)
APN
081-4-01-0071-A
UPID
US87-1343357
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
C-6(COMMUNITY RETAIL) · Alexandria, VA
Zoning C-6(COMMUNITY RETAIL) · permitted uses
C-6(COMMUNITY RETAIL) · 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
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$3.5M
OFFICE BUILDING
Est. value
$5.1M
RETAIL STORES
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.5M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
Year built
1972
Construction
STEEL FRAME
Heating
OTHER
Cooling
Yes
Stories
1
Bathrooms
1
Lot
1.8 ac
Current owner
From public records · entity-resolved
Jain Properties LLC
Entity
Mailing address
3403 BREWERS GRN WAY, BALTIMORE, MD 21224-5385
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Feb 19, 2025
$6,000,000
Jain Properties LLC
5508 Franconia Road LLC
Special Warranty Deed
$6,372,950 · Wells Fargo Bank NA
Feb 21, 2018
—
Franconia Road LLC
—
Deed
related
$1,490,000 · First Citizens Bk
Apr 11, 2013
—
5508 Franconia Road LLC
—
Deed Of Trust
related
$2,360,000 · M & T Bank
Jan 27, 2006
$2,500,000
5508 Franconia Road LLC
Fairfax Skating Corp
Deed Of Trust
related
$1,586,500 · Manufacturers Traders & Trust
—
—
Franconia Road LLC
—
Deed Of Trust
related
$1,490,000 · First Citizens 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.
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