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Property profile & analytics
OFF-MARKET
Office Units
31 Willow Spg Dr Charles Town, WV 25414-4884
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US94-0286264
Property profile
Verified
Property type
Office Units
Use group
OFFICE BUILDING
Lot
1.06 ac (46,174 SF)
APN
19-02- 10-0009.0015
UPID
US94-0286264
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
-
Brick Street Plumbing Plumbing Service General Contractor
-
Tiffany Miller LMT Alternative Medicine Practice Spa & Massage Center
-
HearingLife of Charles Town WV Physician
-
No Pollution Enterprises Environmental Consultant Service Establishment
-
Nichols Dehaven & Associates Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tri State Investment Properties LLC · 7 yrs held
Tri State Investment Properties LLC
since 2018
3 recorded transactions
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 Charles Town submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charles Town 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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 2024Property tax & assessments
Tax year 2024
Tax billed
$9,468
Tax year 2024
Assessed value
$404,400
Assessed 2024
Previous assessed
$404,400
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$50,900
Assessed improvement
$353,500
Land market value
$84,800
Improvement market value
$589,100
Total market value
$673,900
Applied tax rate
2.0000
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 Units
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Units
5
Lot
1.06 ac (46,174 SF)
APN
19-02- 10-0009.0015
UPID
US94-0286264
Jurisdiction
JEFFERSON
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
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
Heating
NONE
Units
5
Lot
1.06 ac
Current owner
From public records · entity-resolved
Tri State Investment Properties LLC
Entity
Mailing address
PO BOX 1ST 1, KEARNEYSVILLE, WV 25430-0001
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 26, 2018
$460,000
Tri State Investment Properties LLC
Professional Court LLC
Deed
$368,000 · Jefferson Security Bank
Mar 21, 2011
$490,000
Professional Court LLC
Wnl INC
Grant Deed
—
—
—
James B Hayhurst
—
Deed Of Trust
related
$500,000 · United Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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