22-Units 11 BTR Single-Family with ADUs 220 Curry Dr Immeuble | 1 658 m² | Spécialité | À vendre 4 853 644 € | Taux de capitalisation 6,10 % | Williamsburg, VA 23188

ACQUISITION OPPORTUNITY: Class A+ 22-Unit BTR Portfolio | Williamsburg, VA
New Pricing: $5.29M | Optimized 6.75% Cap Rate | High-Yield BTR Asset

Access a premier entry point into the high-barrier Build-To-Rent (BTR) sector in James City County. The Williamsburg market remains one of the most supply-constrained, high-barrier corridors in Virginia. This Class A+ BTR asset features 11 newly constructed ranch homes with integrated ADUs, providing 22 distinct rental streams at a newly optimized 6.75% Cap Rate. Fully stabilized and 100% occupied, this portfolio provides immediate, high-yield cash flow with exceptional long-term growth potential.

INVESTMENT SNAPSHOT
Location: James City County, VA (Williamsburg Market)
Offering Price: $5,290,000
Net Operating Income (NOI): $356,856
Cap Rate: 6.75% (Substantial Yield Premium)
Occupancy: 100% (Fully Leased & Stabilized)
Location: James City County, VA (Williamsburg)

STRATEGIC ADVANTAGES
Proven Dual-Income Efficiency: The innovative BTR design with integrated Accessory Dwelling Units (ADUs) captures 22 distinct rental streams while maintaining the streamlined operational profile of only 11 single-family rooftops. This structure effectively doubles potential revenue while fixed expenses (insurance, taxes, landscaping) are incurred for only 11 properties, significantly maximizing net yield.
Class A+ Asset Quality & "Mop-and-Go" Design: Each property features a high-demand ranch layout with premium finishes, curated for durability and rapid turnover efficiency. Constructed with maintenance-free exterior materials, the portfolio is engineered for long-term performance with minimal owner intervention.
Immediate Cash Flow & Scarcity: While most new construction projects face a non-cash-flowing lease-up period, this stabilized portfolio offers immediate yield. Demand is driven by "Renters by Choice"—professionals and downsizing baby boomers—who prioritize modern, maintenance-free living in a county that has strictly limited new high-density permits.
Low-Friction, Plug-and-Play Acquisition: This is an ideal stabilized asset for investors seeking immediate NOI stability and secure, long-term appreciation in one of Virginia’s most prestigious and underserved rental corridors.

11 BTR Single-Family Homes with ADUs:
1. 102 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 102 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.3396 acres

2. 104 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 104 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.2617 acres

3. 106 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 106 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2025
Lot Size: 0.332 acres

4. 108 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 108 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2025
Lot Size: 0.2429 acres

5. 118 Grove Heights Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 118 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.3796 acres

6. 134 Magruder Avenue, Williamsburg, VA 23185
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 134 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.316 acres

7. 123 Jesters Lane, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,050 SF
ADU: 123 A — 1 BR / 1 BA — 500 SF
Total SF: 1,550
Year Built: 2021
Lot Size: 0.333 acres

8. 220 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 220 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.278 acres

9. 224 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 224 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2023
Lot Size: 0.333 acres

10. 228 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 228 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.234 acres

11. 232 Curry Drive, Williamsburg, VA 23188
Main Home: 3 BR / 2 BA — 1,150 SF
ADU: 232 A — 1 BR / 1 BA — 500 SF
Total SF: 1,650
Year Built: 2024
Lot Size: 0.359 acres

Optimized 6.75% Entry Yield: This strategic price adjustment offers an aggressive yield for newly-constructed assets, providing a significant spread over national and regional Class A multifamily averages (CoStar). It is a rare opportunity to secure a "Core-Plus" asset at a "Value-Add" return.

High-Efficiency "Dual-Income" Model: The proprietary Build-to-Rent (BTR) design with integrated ADUs captures 22 distinct rental streams while maintaining the fixed operational footprint of only 11 single-family rooftops. This structure effectively doubles revenue potential while drastically lowering the expense ratio.

Institutional-Grade Quality & Low-Friction Design: Each property features a high-demand ranch layout with premium "mop-and-go" finishes (granite, LVP) and maintenance-free exterior materials. The portfolio is engineered for long-term durability and rapid turnover efficiency with minimal owner intervention.

Immediate Stability & Submarket Scarcity: Unlike speculative new projects, this portfolio offers immediate, stabilized NOI from day one. With zero new multifamily units currently under construction in James City County, this asset maintains a virtual monopoly on modern, high-density rental housing.

Capital Preservation & Zero-CapEx Risk: As a newly-constructed, high-spec asset, the portfolio eliminates the operational "leakage" and maintenance friction typically found in older, value-add properties. Your 6.75% yield is protected by near-zero short-term capital expenditure requirements.

Dominant "High-Barrier" Market Position: Situated in a prestigious residential corridor, the portfolio capitalizes on a chronic housing shortage and a surging population of "Renters by Choice." These high-income professionals and downsizing Boomers prioritize the modern, maintenance-free lifestyle that only a Class A+ BTR asset can provide.

Summary: This newly adjusted price point represents a premier opportunity to acquire a high-performance, 100% occupied residential business in one of Virginia’s most resilient and underserved investment corridors.

Property tours are available by appointment only. Please contact the listing broker to schedule.