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Property profile & analytics
OFF-MARKET
Estimated value
$1,245,000
Sports & entertainment properties
6450 Van Dorn St Alexandria, VA 22315-5507
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-0792167
Property profile
Verified
Property type
Sports & entertainment properties
Use group
RECREATIONAL, ENTERTAINMENT
Year built
1989
Construction
FRAME
Total area
7,196 SF
Lot
4.91 ac (213,824 SF)
Zoning code
PDH(PDH W/COMM/INDUST ZON
APN
091-2-01-0028-C1
UPID
US87-0792167
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
-
Snyder Fitness Center - Kingstowne Gym & Fitness Center
-
MusclePhoria Alternative Medicine Practice Spa & Massage Center
-
Kingstowne Snyder Pool Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.24M
Blend (final)
Blend
$1.25M
Owner & transaction history
KINGSTOWNE RESIDENTIAL OWNERS CORP
KINGSTOWNE RESIDENTIAL OWNERS CORP
Zoning & alternative use
PDH(PDH W/COMM/INDUST ZON · Alexandria, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.7M
+35.3%
Office building
$1.5M
+21.0%
Commercial (general)
$1.3M
+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
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
RECREATIONAL/ENTERTAINMENT (GENERAL)
$1,245,000
Current use
RETAIL STORES
$1,680,000
Change: +35% · Conversion: Difficult
OFFICE BUILDING
$1,505,000
Change: +21% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,275,000
Change: +3% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,250,000
Change: +1% · Conversion: Difficult
RESTAURANT
$1,060,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.12M – $1.37M · ±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
$173 / 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
Applied tax rate
40,000.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1989
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
1
Rooms
9
Bathrooms
8
Total area
7,196 SF
Lot
4.91 ac (213,824 SF)
Zoning code
PDH(PDH W/COMM/INDUST ZON
APN
091-2-01-0028-C1
UPID
US87-0792167
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDH(PDH W/COMM/INDUST ZON · Alexandria, VA
Zoning PDH(PDH W/COMM/INDUST ZON · permitted uses
PDH(PDH W/COMM/INDUST ZON · 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
$1.2M
RETAIL STORES
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
RESTAURANT
Est. value
$1.1M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RETAIL STORES
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
1989
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
1
Rooms
9
Bathrooms
8
Lot
4.91 ac
Current owner
From public records · entity-resolved
KINGSTOWNE RESIDENTIAL OWNERS CORP
Entity
Free & Clear · 0 yrs held
Mailing address
6090 KINGSTOWNE VLG PKWY, ALEXANDRIA, VA 22315-4624
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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