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Property profile & analytics
OFF-MARKET
Estimated value
$13,295,000
Apartment buildings
305 Boulder Dr Newport News, VA 23608
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1257284
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Lot
7.39 ac (321,908 SF)
Zoning code
R7
APN
57000501
UPID
US87-1257284
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
$8.62M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.30M
Owner & transaction history
329 Boulder Associates LLC · 4 yrs held
329 Boulder Associates LLC
since 2022
Last sale
$16.1M
4 recorded transactions
Zoning & alternative use
R7 · Newport News, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
agents, from any and all claims arising in any way from the content or provision of the data. Fort Eustis JLUS Study Area Fort Eustis City of Newport News Boundary County Boundary York County Zoning EO GB IG IL LB NB PD R7 R13 R20 R33 RMF RR RC WCI YVA Newport News Zoning C1 C2 M1 M2 O1 O2 P1 R1 R2 R3 R4 R5 R6 R7 R8 R9 James City County Zoning B1 LB M1 M2 MU…
Zone name
Medium Density Multifamily
General category
RESIDENTIAL
Zone area
1,692.38 ac
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 Newport News submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport News 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
$12,295,000
ML approach
$8,620,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$13.30M
Range $11.97M – $14.62M · ±10% · vs last sale $16.14M (Aug 5 2022)
Last sale anchor
$16.14M
Aug 5 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
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$195,330
Tax year 2023
Assessed value
$16,035,600
Assessed 2023
Previous assessed
$16,035,600
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,770,000
Assessed improvement
$14,265,600
Land market value
$1,770,000
Improvement market value
$14,265,600
Total market value
$16,035,600
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Heating
NONE
Units
118
Bathrooms
4
Lot
7.39 ac (321,908 SF)
Zoning code
R7
APN
57000501
UPID
US87-1257284
Jurisdiction
NEWPORT NEWS CITY
Zoning & alternative use
R7 · Newport News, VAZoning R7 · permitted uses
R7 · Newport News, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
agents, from any and all claims arising in any way from the content or provision of the data. Fort Eustis JLUS Study Area Fort Eustis City of Newport News Boundary County Boundary York County Zoning EO GB IG IL LB NB PD R7 R13 R20 R33 RMF RR RC WCI YVA Newport News Zoning C1 C2 M1 M2 O1 O2 P1 R1 R2 R3 R4 R5 R6 R7 R8 R9 James City County Zoning B1 LB M1 M2 MU PL R2 R4 R5 R8 L E G E N D ̈§¦64 James River S u r r yS u r r y C o u n t yC o u
Zone name
Medium Density Multifamily
General category
RESIDENTIAL
Zone area
1,692.38 ac
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
118
Bathrooms
4
Lot
7.39 ac
Current owner
From public records · entity-resolved
329 Boulder Associates LLC
Entity
Mailing address
515 10TH ST SE, WASHINGTON, DC 20003-2807
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2022
$16,135,254
329 Boulder Associates LLC
Apex At Ashton LLC
Special Warranty Deed
$13,450,000 · First National Bank Of Pennsylvania
Oct 30, 2012
$7,192,800
Apex At Ashton LLC
Bpms Apex At Ashton Green LLC
Special Warranty Deed
$5,556,000 · Berkadia Commercial Mortg
Aug 22, 2011
$80,000
City Of Newport News Virginia
Madison,kenneth
Grant Deed
—
Oct 25, 2007
$5,444,317
Bpms Apex At Ashton Green LLC
Ashton Green Assocs LLP
Grant Deed
related
$5,800,000 · Amerus Life Insurance Co
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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