Duball

What Duball does

Duball LLC is a Mid-Atlantic real estate development and investment firm founded in 2004 by Marc Dubick and Steven B. Alloy, headquartered in Rockville, Maryland. Operating as Master Developer, development manager, and equity investor, the firm focuses on urban infill mixed-use, Class-A apartment, and luxury condominium projects across the Washington DC metropolitan area, including Bethesda, Rockville, Dupont Circle, Petworth, and Palisades. The portfolio spans award-winning ground-up developments (Sophia Bethesda, Cheval, Stonehall, Lionsgate, Rockville Town Center Phases 1 and 2, Petworth Safeway/The Swift, 1745N, Foxhall Ridge) and emerging office-to-residential conversions (1201 Connecticut Avenue and 1090 Vermont Avenue).

The firm runs a vertically integrated model covering entitlements, design, construction, asset management, and disposition. It is capitalized by several institutional investment funds (CIM Urban Real Estate Fund, Buvermo) and partners with Daiwa House Group, The Lenkin Company, the Housing Opportunities Commission of Montgomery County, Safeway (as Master Developer on Petworth and Rockville TC), Walgreens (entitlements), Choice Hotels (Cambria Suites), and lenders EagleBank and M&T Bank. The company has developed over 3 million square feet since founding, holds LEED Silver and NGBS Gold certifications, and has won a NAHB Pillar Award, MEDA Economic Development Award, GALA Home of the Year, and multiple Bethesda Magazine Best Luxury Condo designations.

Revenue is generated through three streams: development management and construction oversight fees on third-party and JV projects; one-time gains on property sales and dispositions (including The Swift Apartments sold for $75 million and Rockville Town Center Phase 1 sold in late 2021); and asset management returns on equity stakes in retained income-producing assets. Pricing and fee structures are not publicly disclosed and are negotiated individually with institutional investors, government counterparties, and corporate clients. The firm is privately held under an LLC structure; revenue and detailed financials are not published.

Name

Duball

Legal name

Duball, LLC

Website

https://duball-llc.com

Company type

Private

Founded year

2004

Operating status

Operating

Headcount range

11–50 employees

Short description

Duball LLC is a Mid-Atlantic real estate developer founded in 2004, specializing in urban infill mixed-use, luxury condominium, and Class-A apartment projects. Operating as Master Developer and equity investor, it serves institutional, government, and corporate clients across the Washington DC metro area.

Ownership category

akta.pro rank

Headquarters

HQ city

Reston

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Operations, Supply Chain, Personnel, Marketing or Sales

Revenue model

1. Development and Construction Services: Duball earns fees as Master Developer and development manager overseeing projects from entitlements through capitalization, construction, asset management and disposition. They also invest as equity partners in projects.
2. Property Sales and Dispositions: Duball develops properties for sale to generate revenue, such as The Swift Apartments sold for $75 million and Rockville Town Center Phase 1 sold in late 2021.
3. Asset Management and Investment Returns: Duball holds and manages income-producing assets as an investor, capitalized by institutional investment funds.

Go-to-market motion1 record

Distribution channels4 records

Marketing channels4 records

Core offering

Duball is a full-service real estate development company that operates as Master Developer, development manager, and equity investor across the Mid-Atlantic region. It develops luxury condominiums, Class-A apartment communities, mixed-use transit-oriented developments, townhouse communities, and office-to-residential conversions, while providing entitlements navigation, construction management, and asset management services from capitalization through disposition.

Product overview

Duball LLC is a full-service real estate development company offering a comprehensive portfolio of residential, mixed-use, and commercial development projects across the Mid-Atlantic region. The company's core offerings include luxury condominiums (Lionsgate, Cheval, Stonehall), Class-A apartment buildings (Sophia Bethesda, Rockville Town Center Phases 1 & 2, Petworth Safeway/The Swift, 1745N), and townhouse developments (Foxhall Ridge Towns). Additionally, Duball provides entitlements services and development/construction management for complex mixed-use projects. The company operates as master developer, investor, and development consultant across its portfolio, with projects ranging from historic conversions to ground-up developments, all focused on urban infill locations in the Washington D.C. metropolitan area.

Differentiator

Problem solved

Functional benefit

Products and services

• Sophia Bethesda Art Deco-inspired 23-story Class-A luxury apartment building in downtown Bethesda with 276 apartments, approximately 6,000 SF of street-level retail including Paris Baguette, and 220 parking spaces; NGBS Gold certified. Leased through Duball-affiliated property management.
• Cheval Ultra-luxury 71-unit, 17-story glass tower condominium in downtown Bethesda, with residences ranging from approximately 950 to over 2,500 SF and about 3,000 SF of street-level retail.
• Lionsgate Award-winning 12-story, 158-unit luxury condominium building in Bethesda with 13,000 SF of retail and 280 below-grade parking spaces.
• Stonehall 46-unit ultra-luxury condominium building in downtown Bethesda delivered in 2017; two-bedroom residences ranging from approximately 950 to 2,500 SF with 3,000 SF of street-level retail (Wells Fargo Bank). 100% sold out.
• Rockville Town Center - Phase 1 620,000 SF mixed-use development in downtown Rockville with 263 Class-A luxury apartments (The Upton / BLVD44), a 140-room Cambria Suites hotel, 17,000 SF of retail, and 600 structured parking spaces.
• Petworth Safeway / The Swift 285,000 SF transit-oriented mixed-use development in Washington DC with 218 Class-A luxury apartments (The Swift) above a brand-new Safeway store; LEED Silver certified design.
• Rockville Town Center - Phase 2 670,000 SF mixed-use development in downtown Rockville with 250 Class-A luxury apartments (The Ansel / BLVD Ansel), 150 HOC age-restricted affordable apartments, 20,000 SF of retail, and 611 parking spaces.
• 1745N 68 luxury condominium units in Washington DC's Dupont Circle, comprising 29 units in the conversion of six historic rowhomes plus 39 units in a new 6-story building.
• Foxhall Ridge Towns 34 luxury townhouses in Washington DC's Palisades neighborhood, redeveloped from an obsolete medical complex into 2,200 to 4,000 SF homes overlooking the Potomac River; 100% sold out.
• Entitlements and Development Services Full-service real estate development services provided to third-party clients including entitlements navigation, zoning and community stakeholder engagement, development management, construction oversight, and asset management for institutional investors, government entities (Housing Opportunity Commission), and corporate clients (Safeway, Walgreens, Choice Hotels).

Quantifiable outcome

• 3+ million square feet successfully developed since 2004
• +2 more outcomes

Named customers3 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Seven partnerships are on record, tiered core and minor.

• Daiwa House GroupcoreStrategic or Co-development Partner · 1 January 2022Joint venture partner with affiliates of Duball and The Lenkin Company for St. Elmo Mixed-use Project in downtown Bethesda. Also partnered on $150M Rockville mixed-use development. In 2017, Stanley Martin (where Steven Alloy is President) became a subsidiary of Daiwa House, one of the largest construction and real estate development companies in the world.
• The Lenkin CompanycoreStrategic or Co-development Partner · 1 January 2022Joint venture partner for St. Elmo Mixed-use Project in downtown Bethesda. The Lenkin Company had their corporate headquarters on the site for many decades and participated as seller and co-developer in the redevelopment.
• Housing Opportunities Commission of Montgomery CountycoreStrategic or Co-development Partner · 1 January 2022Partnered with Duball and Daiwa House on $150M Rockville mixed-use development including 150 senior affordable residential units. Duball developed The Residences on the Lane on behalf of HOC. Also partnered for Rockville Town Center Phase 2 with 150 HOC age-restricted apartments.
• Choice Hotels InternationalcoreStrategic or Co-development PartnerChoice Hotels International relocated headquarters to Rockville with Duball developing Cambria Suites hotel next door. Both Choice and Interstate Hotels & Resorts owned stakes in the hotel. The project was critical to Choice's decision to build their new headquarters in Rockville.
• Interstate Hotels & ResortsminorStrategic or Co-development PartnerOperates the Cambria Suites hotel at Rockville Town Center. Owned stakes in the hotel alongside Choice Hotels International.
• Woodridge Capital PartnersminorImplementation/ SI/ Consulting PartnerDuball Development Services provided entitlement services for Key Bridge Marriott redevelopment in Rosslyn, VA. Duball assembled and led a team of professionals to create a world-class mixed-use project and led the entitlement process.
• SafewaycoreStrategic or Co-development PartnerDuball served as Master Developer for Safeway, Inc. on multiple projects including Petworth Safeway revitalization (285,000 s.f., state-of-the-art store with 218 luxury apartments above) and Rockville Town Center. Development agreement kept Safeway as landowner with Duball granted development rights for residential and parking.

Scale indicators6 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• StonebridgeCarras: Bethesda-based developer specializing in large mixed-use, transit-oriented, and waterfront projects in the DC region (e.g., Bethesda Row, The Wharf). Directly comparable urban infill mandate and DC institutional client base to Duball.
• EYA: Bethesda-headquartered urban infill developer focused on mixed-use, multifamily, and townhome communities in the DC metro. Highly comparable to Duball in geography, product type (Class-A mixed-use near transit), and project scale.
• Carr Properties: DC-based commercial and mixed-use developer with a focus on Class-A office and residential conversions (e.g., trophy office to multifamily repositionings). Directly comparable on the office-to-residential strategy that Duball is pursuing at Longfellow and 1090 Vermont.
• P.N. Hoffman: DC-area developer of mixed-use and luxury residential communities (e.g., The Wharf, CityCenterDC). Comparable luxury urban infill positioning and DC entitlement expertise.
• The Donohoe Companies: DC-area real estate developer with a long history of multifamily, mixed-use, and hotel projects across the Mid-Atlantic. Comparable scale, regional focus, and similar mix of for-sale, for-rent, and commercial product.

Others

• Lowe Enterprises: National institutional real estate investor and developer where Duball co-founder Marc Dubick previously served as SVP. Comparable institutional capital orientation, pension fund advisory model, and diversified product strategy.

Broad incumbents

• The Related Companies: National mixed-use developer (Hudson Yards, The Point in DC area). Provides a benchmark for what scaled, diversified institutional development looks like and competes for capital partners and large mixed-use mandates.
• Greystar Real Estate Partners: Largest US multifamily developer, operator, and investment manager. Directly relevant as a counterparty and competitor on Class-A apartment development and rental operations in DC-area submarkets.

Regional players

• Brandywine Realty Trust: Philadelphia-headquartered REIT with significant DC-area office and mixed-use exposure. Comparable Mid-Atlantic footprint and urban office-to-residential repositioning activity.
• JBG SMITH Properties: NYSE-listed REIT focused on mixed-use and multifamily in the DC metro. Operates at much greater scale but competes for the same urban infill, mixed-use, and office-to-residential conversion opportunities in the region.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Facebookfacebook.com/DuballLLC
• LinkedInlinkedin.com/company/duball-llc

Compliance2 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles4 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Duball