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    Leigh Hughes, Charlottesville, VA

    License ID: 225092147

    Service Locations

    Contact details

    Phone:
    (434) 284-4007
    Office Address:
    855 NE 25th Avenue, Hillsboro, OR 97124

    Performance

    Listings
    25

    Listings

    For Sale (4)

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    • Contact for pricing
      2,299 SF

      Medical Office Condo For Sale

      Well-maintained medical office condo in a busy commercial corridor.
      900 Gardens Blvd, Charlottesville, VA 22901
      View Details
    • Contact for pricing

      3.2 Acre Commercial Land Parcel

      3.2 acres with excellent visibility near Walmart and Lowes.
      9217 Seminole Trl, Ruckersville, VA 22968
      View Details
    • Contact for pricing

      9 Acres Commercial Land Available

      Commercial land for sale in growing business area.
      385 Stoneridge Dr N, Ruckersville, VA 22968
      View Details
    • Contact for pricing

      Mixed-Use Land in Charlottesville, VA

      Land suitable for retail, restaurants, office, and medical spaces.
      3863 Seminole Trl, Charlottesville, VA 22911
      View Details

    For Lease (21)

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    • Contact for pricing

      Pantops Shopping Center Retail Space

      Retail spaces available in grocery-anchored Pantops Shopping Center.
      504 Pantops Ctr, Charlottesville, VA 22911
      View Details
    • Contact for pricing

      Class A Office Space Available

      Class A office space near Historic Downtown Mall.
      310 4Th St NE, Charlottesville, VA 22902
      View Details
    • Contact for pricing

      Retail/Restaurant/Medical Space Available

      Available for lease: retail, restaurant, or medical use.
      200 Zan Rd, Charlottesville, VA 22901
      View Details
    • Contact for pricing

      Route 29N Industrial Opportunity

      Industrial space with office, warehouse, and convenient shipping access.
      7021 Wolftown-Hood Rd, Madison, VA 22727
      View Details
    • Contact for pricing
      1,242 SF

      Retail and Office Spaces Available

      Multiple retail and office spaces for lease in Charlottesville, VA.
      1770 Timberwood Blvd, Charlottesville, VA 22911
      View Details
    • Contact for pricing
      1,198 SF

      Retail Space Near Walmart, Lowe's

      Retail space available in a Walmart and Lowe's anchored center.
      138 Stoneridge Dr, Ruckersville, VA 22968
      View Details
    • Contact for pricing
      5,320 SF

      Prominent Retail Corner in Charlottesville

      High-visibility retail space near the University of Virginia.
      1200 Emmet St N, Charlottesville, VA 22903
      View Details
    • Contact for pricing
      5,000 SF

      Downtown Charlottesville Office Space Available

      Premier office space near the Historic Downtown Mall.
      300 Preston Ave, Charlottesville, VA 22902
      View Details
    • Contact for pricing
      1,400 SF

      Versatile Retail or Restaurant Space

      Adaptable space suitable for retail, restaurant, or medical use.
      163-195 Seminole Ct, Charlottesville, VA 22901
      View Details
    • Contact for pricing
      1,077 SF

      Second Floor Office Space Available

      Office space available above Marks & Harrison, ready for occupancy.
      440 Premier Cir, Charlottesville, VA 22901
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    • Contact for pricing
      3,800 SF

      Office Space in Zion Crossroads

      Office space available in Spring Creek Business Park.
      134 Wood Ridge Ter, Zion Crossroads, VA 22942
      View Details
    • Contact for pricing
      2,795 SF

      Office Space with Private Patio

      Office space with a large open workspace and private patio.
      1434 Rolkin Ct, Charlottesville, VA 22911
      View Details
    • Contact for pricing
      1,364 SF

      Renovated Office with Private Offices

      Newly renovated office space with five private offices available now.
      3040 Berkmar Dr, Charlottesville, VA 22901
      View Details
    • Contact for pricing
      4,500 SF

      Office Space Available For Rent

      Office space with conference room, kitchen, and ample parking.
      375 Greenbrier Dr, Charlottesville, VA 22901
      View Details
    • Contact for pricing
      150,000 SF

      Industrial Space on Route 29N

      Large industrial space with office, warehouse, and distribution features.
      7021 Wolftown Hood Rd, Madison, VA 22727
      View Details
    • Contact for pricing
      3,400 SF

      Versatile Warehouse, Flex, Office, Lab Space

      Adaptable space for warehouse, flex, office, and lab uses.
      623 Welsh Run Rd, Ruckersville, VA 22968
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    • Contact for pricing
      750 SF

      Retail and Office Spaces Available

      Multiple retail and office spaces for lease in Charlottesville, VA.
      1740-1764 Timberwood Blvd, Charlottesville, VA 22911
      View Details
    • Contact for pricing
      47,550 SF

      Grocery Anchored Retail Space Available

      Retail space in a grocery-anchored shopping center near I-64.
      504-598 Pantops Ctr, Charlottesville, VA 22911
      View Details
    • Contact for pricing
      1,637 SF

      Retail and Office Spaces Available

      Multiple retail and office spaces for lease in Charlottesville, VA.
      3441-3449 Seminole Trl, Charlottesville, VA 22911
      View Details
    • Contact for pricing
      33,000 SF

      Sublease Retail Space Available

      52,700 SF retail space available for sublease.
      345-399 Hillsdale Dr, Charlottesville, VA 22901
      View Details
    • $29 SF/Yr
      2,625 SF

      Charlottesville Office Space Available

      Office space available totaling 4399 square feet in Charlottesville.
      200-300 E Water St, Charlottesville, VA 22902
      View Details

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    Leigh Hughes, Charlottesville, VA
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Leigh Hughes, Charlottesville, VA
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