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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Office buildings
266 Mclaws Cir Williamsburg, VA 23185-5650
Entity Owned
Free & Clear
Property ID
US87-0910442
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
7,448 SF
Lot
0.76 ac (33,106 SF)
Zoning code
GENERAL BUSINESS
APN
G12B-3995-3270
UPID
US87-0910442
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
-
Merrill Lynch Wealth Management Financial Advisor
-
Merrill Lynch Financial Advisor Susan Berry Hassan Financial Advisor
-
Merrill Lynch Financial Advisor Robert Turner Financial Advisor
-
Merrill Lynch Financial Advisor Amy M Stone Financial Advisor
-
Merrill Lynch Wealth Management Advisor Stephen P Mattheisen Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.85M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.30M
Blend (final)
Blend
$1.74M
Owner & transaction history
Frampton Properties LLC
Frampton Properties LLC
since 2025
Last sale
$1.7M
2 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Williamsburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+29.5%
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
$1,645,000
ML approach
$1,845,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,115,000
Change: +29% · Conversion: Easy
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±10% · vs last sale $1.73M (Dec 30 2025)
Last sale anchor
$1.73M
Dec 30 2025
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
$233 / 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
$13,029
Tax year 2024
Assessed value
$1,760,700
Assessed 2024
Previous assessed
$1,416,500
+24.3% YoY
Effective rate
0.74%
On assessed value
Assessed land
$427,600
Assessed improvement
$1,333,100
Land market value
$427,600
Improvement market value
$1,333,100
Total market value
$1,760,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Heating
GAS
Cooling
CENTRAL
Stories
1
Rooms
4
Bathrooms
2
Total area
7,448 SF
Lot
0.76 ac (33,106 SF)
Zoning code
GENERAL BUSINESS
APN
G12B-3995-3270
UPID
US87-0910442
Jurisdiction
YORK
Zoning & alternative use
GENERAL BUSINESS · Williamsburg, VA
Zoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.1M
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2000
Heating
GAS
Cooling
Yes
Stories
1
Rooms
4
Bathrooms
2
Lot
0.76 ac
Current owner
From public records · entity-resolved
Frampton Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
4944 MILLRIDGE PKWY E UNIT #1625, MIDLOTHIAN, VA 23113-3206
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2025
$1,730,000
Frampton Properties LLC
Cao Apartments LLC
Bargain & Sale Deed
—
Nov 19, 2021
$1,825,000
Cao Apartments LLC
Commonwealth Properties LLC
Warranty Deed
$1,460,000 · Community Bank Of The Chesapeake
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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