453 Mclaws Cir Ste 2a Williamsburg, VA 23185-5621
Entity Owned
2-yr Hold
~
Est. High Equity
Estimated value (blended)
$495k
Range $446k – $545k (±10%)
Property ID
US87-1745891
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2001
Total area
3,197 SF
Lot
0.15 ac (6,534 SF)
Zoning code
M1 LIMITED BUSINESS/INDUS
APN
50-2 16-0-0302-A
UPID
US87-1745891
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Law Firm
-
Physician
-
Archaeological Museum
-
Charitable Organization Advocacy Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$495k
Owner & transaction history
since 2024
Last sale
$495,000
2 recorded transactions
Zoning & alternative use
M1 LIMITED BUSINESS/INDUS · Williamsburg, VA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 21 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$495k
Value range
$446k – $545k
±10% around blend
Estimated value / SF
$155 / SF
Confidence
High
21 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$446k
blend $495k
$545k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,197 SF
Lot area
0.15 ac
Year built
2001
Stories
1
APN
50-2 16-0-0302-A
Assessed value
$454,000
Annual tax
$3,814
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$642k
Weighted, 20 comps · high confidence
Evidence
21 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.2 mi away · 2,336 SF
10.8 mi away · 3,880 SF
10.9 mi away · 3,411 SF
11.0 mi away · 2,705 SF
11.3 mi away · 2,780 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$495k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 115 sales
$240
-36%
Submarket 222 sales
$187
-17%
County 189 sales
$182
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $155/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 21 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$495k
Move the market yield to see immediate price impact.
Value / SF
$155
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$31k
$624k
$445k
$347k
$35k
$693k
$495k
$385k
$38k
$762k
$545k
$424k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
21 found
High confidence · county-verified
Closest comparable
$1.70M
3.7 mi · Dec 2025 · $486/SF
Property tax & assessments
Tax year 2019Property tax & assessments
Tax year 2019
Tax billed
$3,814
Tax year 2019
Assessed value
$454,000
Assessed 2023
Previous assessed
$454,000
+0.0% YoY
Effective rate
0.84%
On assessed value
Assessed land
$46,000
Assessed improvement
$408,000
Land market value
$46,000
Improvement market value
$408,000
Total market value
$454,000
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2001
Heating
NONE
Cooling
NONE
Stories
1
Total area
3,197 SF
Lot
0.15 ac (6,534 SF)
Zoning code
M1 LIMITED BUSINESS/INDUS
APN
50-2 16-0-0302-A
UPID
US87-1745891
Jurisdiction
JAMES CITY
Zoning & alternative use
M1 LIMITED BUSINESS/INDUS · Williamsburg, VAZoning M1 LIMITED BUSINESS/INDUS · permitted uses
M1 LIMITED BUSINESS/INDUS · Williamsburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2001
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
M1 LIMITED BUSINESS/INDUS
Jurisdiction
Williamsburg, VA
Recorded code
M1 LIMITED BUSINESS/INDUS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for M1 LIMITED BUSINESS/INDUS in Williamsburg, VA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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