Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    16306 PLEASANT MILL ROAD Montpelier, VA 23192

    View on Map
    For Sale
    $99,900

    LAND - MONTPELIER, VA

    Lot size:
    2.26 Acres
    Added:
    Dec 16, 2025
    Days on Market:
    110
    Last Refresh:
    Apr 5 at 4:06 am

    Property Features for 16306 PLEASANT MILL ROAD

    General Information

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

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Water front features
    Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Matt M Ghazarian

    Listing agent Matt M Ghazarian License #0225173798

    Listing office EXP Realty, LLC 800 Maine Avenue unit: 200, Washington, VA

    Listing date Dec 16, 2025

    MLS# VAHA2001114

    Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Wooded Lot on Newfound River

    This 2.26-acre wooded lot features 325 feet of frontage on the Newfound River. The property is gently sloping and includes a prime building site on the high side of the lot. A permit application from AOSE is in place for a conventional three- or four-bedroom home. The acreage, located in historic Montpelier, has been forestry mulched and surveyed, with lot lines and corners marked. The property is located at 16306 PLEASANT MILL ROAD, MONTPELIER, VA 23192.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Kitchen & Bath Showroom Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Montpelier
    County
    Hanover
    State
    Virginia
    Longitude
    -77.7171447
    Latitude
    37.8542519

    Nearby Similar for Sale

    • $299,500

      Waterfront Land in Montpelier, VA

      10-acre waterfront lot in Hanover County, perfect for a dream home.
      Beaver Creek Drive, Montpelier, VA 23192
      View Details
    • $300,000

      Spacious Land with Barn and Pond

      7+ acres in Montpelier with barn and serene pond.
      17394 Mountain Road, Montpelier, VA 23192
      View Details
    • $89,900

      Wooded Lot with River Frontage

      2.4 acre wooded lot with 437ft of river frontage.
      16310 PLEASANT MILL ROAD, MONTPELIER, VA 23192
      View Details
    • $99,900

      Land with Newfound River Frontage

      2.87-acre lot with 600ft of Newfound River frontage.
      16300 PLEASANT MILL ROAD, MONTPELIER, VA 23192
      View Details
    • $125,000

      Montpelier Land with Creek Access

      19.5 acres of wooded land with creek access near Montpelier.
      Hopefull Church, Montpelier, VA 23192
      View Details
    • $275,000

      Montpelier, VA Land Opportunity

      Five-acre lot for custom home in Hanover County.
      15137 Johns Trace Circle, Montpelier, VA 23192
      View Details
    • $275,000

      Land in Historic Hanover County

      Five-acre lot for a custom home near Richmond's west end.
      15125 Johns Trace Circle, Montpelier, VA 23192
      View Details
    • $295,000

      Land in Historic Hanover County

      Five-acre lots for custom homes near Richmond's west end.
      15113 Johns Trace Circle, Montpelier, VA 23192
      View Details
    • $295,000

      Land in Historic Hanover County

      Five-acre lots for custom homes near Richmond's west end.
      15112 Johns Trace Circle, Montpelier, VA 23192
      View Details
    • $295,000

      Land in Historic Hanover County

      Five acre lots for luxury homes near Richmond's west end.
      15136 Johns Trace Circle, Montpelier, VA 23192
      View Details
    • $295,000

      Land in Historic Hanover County

      Five-acre lots for custom homes near Richmond's west end.
      15173 Johns Trace Circle, Montpelier, VA 23192
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.26 acre wooded lot with frontage on Newfound River.
    Where is this residential land & home lot located?
    The property is located at 16306 PLEASANT MILL ROAD Montpelier, VA.
    What is the asking price?
    The asking price for this property is $99,900.
    What are key features of this property?
    This property features: 325ft of frontage on the Newfound River provides exceptional WATERFRONT property.; Prime building site on a gently sloping, wooded lot.; Approved permit application from AOSE for a conventional 3 or 4 bedroom.
    (301) 633-5363
    We can help!
    Listing Contact
    Matt M Ghazarian
    Real Estate License ID: 0225173798
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!