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Appellants argue Sonesta Select Arlington Roseland’s 2025 income shows assessment should fall
Summary
At a Board of Equalization hearing, the appellant argued the Sonesta Select hotel’s 2025 actual income and RevPAR were far below county projections and asked the board to adopt a reduced value; the board voted 3–2 to accept the county’s modest revision to $19,450,300.
The Arlington County Board of Equalization heard an appeal of the 2026 assessment for the Sonesta Select Arlington Roseland hotel at 1533 Clarendon Boulevard. Appellant representative Mr. Yonona urged the board to use the actual 2025 income and expenses as the market benchmark, saying the property’s reported net operating income in 2025 was $1,500,000 and that the market’s downturn had persisted into 2025.
“We have projected an increase to the room revenue, to about $85.31 for RevPAR, up from $82.82 in 2025,” Mr. Yonona said as part of the appellant’s presentation, and later noted the property’s actual 2025 room income was $4,900,000 while the county projected $5,340,000. The appellant requested a post‑FF&E value of $15,352,000 and criticized the county’s cap‑rate and expense assumptions as insufficient to capture the income loss.
County representative Mr. Chikas told the board the department reconstructs values using a longer history and cautioned against treating 2025 as a persistent trend: the department’s analysis showed several years of growth with a single down year and supported a more modest revision based on market surveys and its cap‑rate study. Board members questioned both sides about cap‑rate selection, the missing PDF income submission, and whether 2025 should govern the assessment.
After discussion, the board moved and seconded a motion to accept the county’s revised assessment of $19,450,300; the motion passed 3–2. The board’s vote record was taken as a tally rather than a roll‑call in the transcript.
