2026 STRATEGIC ACQUISITION FOR SALE: Stabilized 22-Unit BTR Portfolio | Williamsburg Area 100% Occupied | Newly Constructed | High-Yield Dual-Income Model Sky Blue Realty, LLC presents a premier, "plug-and-play" investment opportunity in the High-Barrier-to-Entry, supply-constrained James City County market. This 2026 acquisition features 11 newly constructed, separately deeded single-family homes, each engineered with a seamlessly attached Accessory Dwelling Unit (ADU). By delivering 22 distinct revenue streams with the operational overhead of only 11 primary assets, this portfolio offers a sophisticated hedge against vacancy while dramatically lowering expense ratios. Fully stabilized and 100% occupied, this asset confirms immediate financial performance and provides a rare entry point into the robust Williamsburg Build-To-Rent sector. INVESTMENT SNAPSHOT LOCATION: James City County, VA (Williamsburg Market) OFFERING PRICE: $5,625,000 NET OPERATING INCOME (NOI): $343,101 CURRENT CAP RATE: 6.10% CURRENT OCCUPANCY: 100% (Fully Leased) THE OPPORTUNITY This portfolio capitalizes on the "flight-to-quality" trend among 2026 renters-by-choice. Situated in a market with a critical shortage of high-quality rental inventory, these modern ranch-style homes feature open floor plans and "mop-and-go" interior finishes designed for maximum tenant appeal and minimal downtime during turnover. With professional management already in place and a resilient 6.10% yield, this is an ideal vehicle for investors seeking immediate cash flow and secure, long-term appreciation in one of Virginia’s most prestigious residential corridors. 11 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 Unrivaled Financial Performance: This high-performance asset delivers a robust $343,101 NOI and an outstanding 6.10% Cap Rate. As a fully stabilized portfolio, it represents a premier yield-generating vehicle in the 2026 market. The "Stealth" Dual-Income Advantage: Each property is engineered with the curb appeal of a premium, large-scale Modern Ranch Home. The seamless, integrated architecture maintains a single-family neighborhood aesthetic while hiding a second revenue stream. This "Stealth" design ensures that even during a tenant transition, the second active income stream protects the asset's monthly revenue. Highly Efficient Expense Model: The attached ADUs generate 22 distinct revenue streams while maintaining the fixed operational costs (taxes, insurance, and lawn care) of only 11 primary structures. This unique structure maximizes net yield and dramatically lowers the portfolio’s expense ratio. Immediate & Secure Cash Flow: With 100% occupancy already in place, this portfolio offers zero vacancy risk upon acquisition, providing instant and reliable returns in the supply-constrained Williamsburg market. Minimal CapEx Risk: The portfolio consists entirely of new construction, utilizing modern, energy-efficient systems. This significantly reduces near-term capital expenditure concerns and protects long-term asset value. Premium "Mop-and-Go" Design: Each unit features high-demand ranch layouts and open floor plans. The interiors are engineered with durable LVP and granite for rapid turnovers, while the exteriors are maintenance-free, ensuring maximum tenant appeal and high retention. Prime Market Position: Located in the high-growth Williamsburg area of James City County, this portfolio capitalizes on a severely underserved sector. While 78.3% of residents own their homes, the remaining 21% of the market faces a critical shortage of high-quality rental inventory. Location Summary: James City County presents a rare "flight-to-quality" investment opportunity. As of the first quarter of 2026, there are no multifamily units under construction in James City County (CoStar), underscoring the limited supply and supporting consistent rent growth in the submarket. As the population within a 3-mile radius grew by approximately 14.5% from 2020 to 2025, demand will continue to rise, and many of these new residents report above-average incomes. The convergence of high household wealth, a persistent housing supply shortage, and a stable, diversified economy provides a powerful tailwind for this premium, 100% occupied BTR with ADUs portfolio. Property tours are available by appointment only. Please contact the listing broker to schedule.