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Property profile & analytics
OFF-MARKET
Estimated value
$7,495,000
Motels
Herndon, VA 20171
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1043733
Property profile
Verified
Property type
Motels
Use group
MOTEL
Total area
88,750 SF
Lot
3.82 ac (166,350 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-05-0004-B
UPID
US87-1043733
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.50M
Owner & transaction history
Excel Holdings 15 LLC · 7 yrs held
Excel Holdings 15 LLC
since 2018
6 recorded transactions
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Herndon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Herndon 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$84 / 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
$192,225
Tax year 2024
Assessed value
$12,139,220
Assessed 2024
Previous assessed
$11,331,320
+7.1% YoY
Effective rate
1.58%
On assessed value
Assessed land
$3,624,000
Assessed improvement
$8,515,220
Land market value
$3,624,000
Improvement market value
$8,515,220
Total market value
$12,139,220
Applied tax rate
2.0000
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
Motels
Use group
MOTEL
Status
Off-Market
Heating
NONE
Stories
6
Total area
88,750 SF
Lot
3.82 ac (166,350 SF)
Zoning code
PDC(PLANNED DEV COMMERCIA
APN
015-4-05-0004-B
UPID
US87-1043733
Jurisdiction
FAIRFAX
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Zoning PDC(PLANNED DEV COMMERCIA · permitted uses
PDC(PLANNED DEV COMMERCIA · Herndon, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Herndon. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Stories
6
Lot
3.82 ac
Current owner
From public records · entity-resolved
Excel Holdings 15 LLC
Entity
Free & Clear · 7 yrs held
Mailing address
1621 N KENT ST STE #1115, ARLINGTON, VA 22209-2141
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Dec 20, 2018
$13,537,500
Excel Holdings 15 LLC
Bre Polygon Property Owner LLC
Grant Deed
related
—
Jan 28, 2015
$12,764,965
Bre Polygon Property Owner LLC
Palmetto Hospitality Of Dulles St
Grant Deed
—
Mar 8, 2011
—
Palmetto Hospitality Of Dulles St
—
Deed Of Trust
related
$23,095,788 · Bank Of America
Oct 31, 2007
—
Palmetto Hospitality Of Dulles St
Palmetto Hospitality Of Dulles Ho
Quit Claim Deed
related
$23,550,000 · Bank Of America
—
—
Excel Holdings 15 LLC
—
Deed Of Trust
related
$15,275,000 · Revere Bk
—
—
Palmetto Hospitality Of Dulles St
—
Deed Of Trust
related
$165,000 · Bank Of America
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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