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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Hotels
638 Hillsdale Dr Charlottesville, VA 22901-1715
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0733796
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1988
Total area
79,058 SF
Lot
5.73 ac (249,729 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
061Z0-03-00-00600
UPID
US87-0733796
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
-
The Bistro – Eat. Drink. Connect.® Restaurant
-
Courtyard Charlottesville Hotel & Motel
-
Starbucks Limited Cafe & Coffee Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$720k
Owner & transaction history
Cbm Two Hotels LP · 1 yrs held
Cbm Two Hotels LP
since 2024
2 recorded transactions
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Charlottesville, VA
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 Charlottesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlottesville 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
$720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$720k
Range $648k – $792k · ±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
$9 / 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
Assessed value
$7,691,500
Assessed 2024
Previous assessed
$12,974,200
-40.7% YoY
Assessed land
$4,155,500
Assessed improvement
$3,536,000
Land market value
$4,155,500
Improvement market value
$3,536,000
Total market value
$7,691,500
Applied tax rate
1.0000
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
1988
Heating
NONE
Stories
3
Total area
79,058 SF
Lot
5.73 ac (249,729 SF)
Zoning code
PLANNED UNIT DEVELOPMENT
APN
061Z0-03-00-00600
UPID
US87-0733796
Jurisdiction
ALBEMARLE
Zoning & alternative use
PLANNED UNIT DEVELOPMENT · Charlottesville, VAZoning PLANNED UNIT DEVELOPMENT · permitted uses
PLANNED UNIT DEVELOPMENT · Charlottesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Development Code PDF
Building & site characteristics
From public records
Year built
1988
Heating
NONE
Stories
3
Lot
5.73 ac
Current owner
From public records · entity-resolved
Cbm Two Hotels LP
Entity
Mailing address
1717 MCKINNEY AVE STE #1900, DALLAS, TX 75202-1253
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2024
—
Cbm Two Hotels LP
—
Deed
related
$684,000,000 · German American Capital Corp
—
—
Cbm Two Hotels LP
—
Deed Of Trust
related
$670,000,000 · German Am Cap
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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