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Property profile & analytics
OFF-MARKET
Estimated value
$5,825,000
Commercial real estate
5225 Settlers Market Blvd Williamsburg, VA 23188-3022
Entity Owned
1-yr Hold
Free & Clear
Property ID
US87-1550241
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2013
Total area
42,914 SF
Lot
16.58 ac (722,138 SF)
Zoning code
MU MIXED USE
APN
38-4 33-0-0001-A
UPID
US87-1550241
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
-
Ulta Beauty Cosmetic Store
-
Michaels (Bike/Boat/Book/etc) Store
-
Stein Mart Department Store
-
Five Below (Bike/Boat/Book/etc) Store Arcade & Gaming Center
-
HomeGoods Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.83M
Owner & transaction history
T Settlers Market Pen Va LLC · 1 yrs held
T Settlers Market Pen Va LLC
since 2025
Last sale
$45,000
5 recorded transactions
Zoning & alternative use
MU MIXED USE · Williamsburg, VA
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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$136 / 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 2019Property tax & assessments
Tax year 2019
Tax billed
$252,360
Tax year 2019
Assessed value
$28,468,500
Assessed 2023
Previous assessed
$28,468,500
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$4,011,500
Assessed improvement
$24,457,000
Land market value
$4,011,500
Improvement market value
$24,457,000
Total market value
$28,468,500
Applied tax rate
4.0000
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
Off-Market
Year built
2013
Heating
NONE
Cooling
NONE
Buildings
6
Stories
1
Total area
42,914 SF
Lot
16.58 ac (722,138 SF)
Zoning code
MU MIXED USE
APN
38-4 33-0-0001-A
UPID
US87-1550241
Jurisdiction
JAMES CITY
Zoning & alternative use
MU MIXED USE · Williamsburg, VAZoning MU MIXED USE · permitted uses
MU MIXED USE · Williamsburg, VA
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
2013
Heating
NONE
Cooling
Yes
Stories
1
Buildings
6
Lot
16.58 ac
Current owner
From public records · entity-resolved
T Settlers Market Pen Va LLC
Entity
Free & Clear · 1 yrs held
Mailing address
PO BOX 250509, ATLANTA, GA 30325-1509
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2025
$45,000
T Settlers Market Pen Va LLC
Cpt Settlers Market LLC
Deed
related
—
Mar 14, 2025
$45,000
T Settlers Market Pen Va LLC
Cpt Settlers Market LLC
Special Warranty Deed
—
Jun 15, 2015
$61,200
Cpt Settlers Market LLC
Fcp Settlers Market LLC
Grant Deed
—
Jun 30, 2011
—
Fcp Settlers Market LLC
—
Deed Of Trust
related
$7,500,000 · Pnc Bank
Jul 12, 2010
—
Bk Union
Zemanian,peter G
Trustees Deed
related
—
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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