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Property profile & analytics
FOR SALE
Commercial real estate
218 Mill Rd Woodstock, VA 22664
Entity Owned
Absentee Owner
Free & Clear
Property ID
US87-2317600
For Sale
1 / 99
$985,000
218 Mill Rd, Woodstock, VA 22664
View Listing →
Property summary
AI-generated overview
This exceptional 8,608 square foot multifamily property presents a unique investment opportunity in Woodstock, Virginia. Located on a 1.4-acre lot at 218 Mill Rd, 22664, this former assisted living center boasts 16 large bedrooms and 11+ bathrooms, offering ample space for various uses. Originally designed as an assisted living facility, the property features multiple spacious common areas and well-designed living spaces, making it ideal for a senior living community, treatment facility, shelter, or rehabilitation center. Its strategic location in the Shenandoah Valley, just off Interstate I-81, provides easy access to healthcare facilities, shopping, and recreational amenities. The property is zoned C and was built in 1988. All furniture, furnishings, and equipment are included in the sale price of $1,250,000 ($145.21/sq ft, $78,125/unit). The property's thoughtful layout and existing infrastructure offer significant potential for expansion or the addition of complementary services. This turnkey facility represents a compelling investment opportunity in a desirable location.
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1988
Construction
FRAME
Total area
7,085 SF
Lot
1.42 ac (62,029 SF)
APN
045A2 A 058C
UPID
US87-2317600
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
-
Pine Meadow Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$942k
Blend (final)
Blend
$875k
Owner & transaction history
PINE MEADOWS INC
PINE MEADOWS INC
Zoning & alternative use
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$124 / 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
$6,464
Tax year 2024
Assessed value
$1,010,000
Assessed 2024
Previous assessed
$1,010,000
+0.0% YoY
Effective rate
0.64%
On assessed value
Assessed land
$186,100
Assessed improvement
$823,900
Land market value
$186,100
Improvement market value
$823,900
Total market value
$1,010,000
Applied tax rate
10.0000
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 real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1988
Construction
FRAME
Heating
HEAT PUMP
Cooling
YES
Stories
2
Units
25
Rooms
30
Bathrooms
20
Total area
7,085 SF
Lot
1.42 ac (62,029 SF)
APN
045A2 A 058C
UPID
US87-2317600
Jurisdiction
SHENANDOAH
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1988
Construction
FRAME
Heating
HEAT PUMP
Cooling
Yes
Stories
2
Units
25
Rooms
30
Bathrooms
20
Lot
1.42 ac
Current owner
From public records · entity-resolved
PINE MEADOWS INC
Entity
Free & Clear · 0 yrs held
Mailing address
2040 RIDGELEY RD, WOODSTOCK, VA 22664-2607
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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