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Property profile & analytics
OFF-MARKET
Estimated value
$1,975,000
Commercial land
211 Water Country Pkwy Williamsburg, VA 23185-5827
Entity Owned
3-yr Hold
Free & Clear
Property ID
US87-3861760
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
2004
Total area
10,206 SF
Lot
4.53 ac (197,501 SF)
Zoning code
ECONOMIC OPPORTUNITY
APN
H13B-2881-3541
UPID
US87-3861760
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
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.98M
Owner & transaction history
Ryson Development LP · 3 yrs held
Ryson Development LP
since 2022
Last sale
$2.0M
7 recorded transactions
Zoning & alternative use
ECONOMIC OPPORTUNITY · Williamsburg, 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 Williamsburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Williamsburg 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
$1,935,000
ML approach
$1,975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.98M
Range $1.78M – $2.17M · ±10% · vs last sale $2.00M (Nov 4 2022)
Last sale anchor
$2.00M
Nov 4 2022
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
$194 / 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
$3,416
Tax year 2024
Assessed value
$461,600
Assessed 2024
Previous assessed
$460,900
+0.2% YoY
Effective rate
0.74%
On assessed value
Assessed land
$461,600
Land market value
$461,600
Total market value
$461,600
Applied tax rate
5,104,150.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
2004
Heating
FORCED AIR
Stories
2
Total area
10,206 SF
Lot
4.53 ac (197,501 SF)
Zoning code
ECONOMIC OPPORTUNITY
APN
H13B-2881-3541
UPID
US87-3861760
Jurisdiction
YORK
Zoning & alternative use
ECONOMIC OPPORTUNITY · Williamsburg, VA
Zoning ECONOMIC OPPORTUNITY · permitted uses
ECONOMIC OPPORTUNITY · Williamsburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Williamsburg. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Heating
FORCED AIR
Stories
2
Lot
4.53 ac
Current owner
From public records · entity-resolved
Ryson Development LP
Entity
Free & Clear · 3 yrs held
Mailing address
300 NEWSOME DR, YORKTOWN, VA 23692-5006
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 4, 2022
$2,000,000
Ryson Development LP
Pingree 2000 Real Estate Holdings L
Special Warranty Deed
—
Jul 15, 2013
$1,000,100
Pingree 2000 R & E Holdings LLC
Gac-hel INC
Grant Deed
related
—
Jan 11, 2013
$1,500,000
German Am Cap Corp
Michael A Glasser Plc
Trustees Deed
related
—
Nov 6, 2009
—
Presidents Park LLC
—
Grant Deed
related
$3,000,000 · Estate/charles Edward Cunningh
—
—
Presidents Park LLC
—
Loan Modification
related
$600,000 · C Richard Vaughn
—
—
Presidents Park LLC
—
Loan Modification
related
$600,000 · Estate/charles Edward Cunningh
—
—
Presidents Park LLC
—
Deed Of Trust
related
$185,000 · Charles E JR Crossingham
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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