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    Wooded Mountain Homesite Land Title is generated by Realmo AI

    13630 CRABTREE FALLS HWY lot 5, Tyro, VA 22976

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    Claim this Listing
    For Sale
    $169,000

    LAND - TYRO, VA

    Lot size:
    22.79 Acres
    Added:
    Oct 3, 2025
    Days on Market:
    246
    Last Refresh:
    Jun 5 at 2:06 pm

    Property Features for 13630 CRABTREE FALLS HWY lot 5

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    22.79 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Tax Parcel 27-4-5 Crabtree Bluffs Tract 5
    Tax Annual Amount
    904

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    SUSAN RERES
    SUSAN RERES

    Listing agent SUSAN RERES License #0225214808

    Listing office HOWARD HANNA ROY WHEELER REALTY CO.- CHARLOTTESVILLE 308 E Main Street, Charlottesville, VA

    Listing date Oct 3, 2025

    MLS# 669735 Listing URL

    Copyright © 2026 Charlottesville Area Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Nearly 23 acres of woodland with a cleared homesite
    • Well water source already installed
    • Winter mountain views
    • Located a couple of miles from Crabtree Falls and less than two miles from Montebello
    • Fiber optic possible
    • Access from Crabtree Falls Hwy is shared with a neighboring landowner; farm gate must be closed and signage followed

    Overview

    This listing is for a wooded land parcel totaling 22.79 acres with a cleared homesite. The property includes winter mountain views, and the public remarks note that it is well installed. Fiber optic service is described as possible.

    The parcel is located near outdoor recreation, with access from Crabtree Falls Highway shared with a neighboring landowner. Directions are provided via a directional sign to the available parcel, and the remarks instruct visitors to close the farm gate if driving through and not to drive up to a home on the neighboring parcel.

    The property is positioned as a fit for buyers looking to build in a non-HOA setting. While there is no HOA, the remarks state that there are reasonable covenants and restrictions intended to preserve the beauty of the land. With proximity to Crabtree Falls and Montebello, this parcel may appeal to those prioritizing access to hiking and related outdoor activities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Grocery & Convenience Store Travel Agency Catering Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Tyro
    County
    Nelson
    State
    Virginia
    Longitude
    -79.10540493
    Latitude
    37.85403083

    Nearby Similar for Sale

    • $270,000

      Secluded Land with Cabin

      37-acre secluded parcel with cabin and stunning views.
      1215 BATTERY HILL LN, Tyro, VA 22976
      View Details
    • $178,000

      23 Acres Mountain Getaway Land

      23 acres of woodland near Crabtree Falls and Montebello.
      13630 CRABTREE FALLS HWY, Tyro, VA 22976
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Wooded land with a cleared homesite and winter mountain views, suited for buyers seeking a mountain retreat lot.
    Where is this residential land & home lot located?
    The property is located at 13630 CRABTREE FALLS HWY lot 5 Tyro, VA.
    What is the asking price?
    The asking price for this property is $169,000.
    What are key features of this property?
    This property features: Nearly 23 acres of woodland with a cleared homesite; Well water source already installed; Winter mountain views
    (434) 953-5552
    We can help!
    Listing Contact
    SUSAN RERES
    SUSAN RERES
    Real Estate License ID: 0225214808
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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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    13630 CRABTREE FALLS HWY lot: 5, TYRO, VA 22976
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