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Property profile & analytics
OFF-MARKET
Commercial land
Main St Woodstock, VA 22664
Individually Owned
Absentee Owner
Free & Clear
Property ID
US87-2282033
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.24 ac (10,454 SF)
Zoning code
B-1
APN
045A5 A 015A
UPID
US87-2282033
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
SAMUEL J KESSER
SAMUEL J KESSER
Zoning & alternative use
B-1 · Woodstock, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
District is intended to encompass the major downtown retail and service center and to provide for the orderly expansion of the central business district and for the conduct of business to which the public requires direct and frequent access
Zone name
Central Business
General category
COMMERCIAL
Zone area
50.15 ac
Source
Realmo
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 Woodstock submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodstock 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
$6
Tax year 2024
Assessed value
$1,000
Assessed 2024
Previous assessed
$1,000
+0.0% YoY
Effective rate
0.60%
On assessed value
Assessed land
$1,000
Land market value
$1,000
Total market value
$1,000
Applied tax rate
12.0000
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 land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.24 ac (10,454 SF)
Zoning code
B-1
APN
045A5 A 015A
UPID
US87-2282033
Jurisdiction
SHENANDOAH
Zoning & alternative use
B-1 · Woodstock, VAZoning B-1 · permitted uses
B-1 · Woodstock, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
District is intended to encompass the major downtown retail and service center and to provide for the orderly expansion of the central business district and for the conduct of business to which the public requires direct and frequent access
Zone name
Central Business
General category
COMMERCIAL
Zone area
50.15 ac
Source
Realmo
Building & site characteristics
From public records
Heating
NONE
Lot
0.24 ac
Current owner
From public records · entity-resolved
SAMUEL J KESSER
Individual
Free & Clear · 0 yrs held
Mailing address
322 S MAIN ST, WOODSTOCK, VA 22664-1254
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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