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    Working Sheep Farm with Rancher Title is generated by Realmo AI

    23381 Genito Rd, Amelia, VA 23002

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    For Sale
    $749,950

    Ranch, Farm - Amelia, VA

    Type:Farm
    Property size:
    16,000 SF
    Lot size:
    34.88 Acres
    Price / SF:
    $46/SF
    Added:
    Mar 26, 2026
    Days on Market:
    57
    Last Refresh:
    May 21 at 5:06 am

    Property Features for 23381 Genito Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3
    Standard status
    Active
    Size
    16,000 SF
    Lot size
    34.88 Acres

    Building Details

    Year built
    1971
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Terry Barnard
    Terry Barnard

    Listing agent Terry Barnard

    Listing office Integrity Real Estate P.O. Box 227, Amelia Court House, VA

    Listing date Mar 26, 2026

    MLS# 59413 Listing URL

    Copyright © 2026 South Central 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

    • Five massive 16,000 SqFt open floor chicken houses, ideal for various uses.
    • 34.88 acres, mostly fenced, suitable for livestock or other agricultural pursuits.
    • Nearly 3,500 Sq Ft brick rancher with 3 bedrooms and 3 baths, offering potential for expansion.
    • Full finished walkout basement with kitchen and bath, perfect for in‑law suite/apartment.
    • Over 100 Kilowatt Generator and fuel tank, new metal roof, newer HVAC system.
    • 32x40' Detached Heated Garage/Shop with 14Ft Garage door.

    Overview

    This property is a working sheep farm and former chicken farm, featuring five chicken houses, each measuring 40 by 400 feet, totaling 16,000 square feet each. The property includes a brick rancher with nearly 3,500 square feet, featuring 3 bedrooms and 3 baths, with potential for additional bedrooms. The residence has an open floor plan with views from the kitchen to the living room and flex/office space. The full finished walkout basement includes a full kitchen and bath, suitable as an in-law/teen suite/apartment. The home is in move-in condition. The 34.88-acre property is mostly fenced with woven wire and includes multiple outbuildings, a shop, and grain bins. A generator with over 100-kilowatt capacity and fuel tank is present, along with a new metal roof and newer HVAC system. A detached heated garage/shop measures 32x40 feet and includes a 14-foot garage door. An 8-stall barn/shelter measures 32x36 feet. The farm has at least 5 wells. A 1,000 square foot 1994 single-wide in good condition is included and currently being rented.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Amelia
    County
    Amelia
    State
    Virginia
    Longitude
    -78.128913
    Latitude
    37.380873

    FAQs

    What type of property is this?
    Farm - 34.88 acre working sheep farm with brick rancher.
    Where is this farm located?
    The property is located at 23381 Genito Rd Amelia, VA.
    What is the asking price?
    The asking price for this property is $749,950.
    What are key features of this property?
    This property features: Five massive 16,000 SqFt open floor chicken houses, ideal for various uses.; 34.88 acres, mostly fenced, suitable for livestock or other agricultural pursuits.; Nearly 3,500 Sq Ft brick rancher with 3 bedrooms and 3 baths, offering potential for expansion.
    (804) 314-7154
    We can help!
    Listing Contact
    Terry Barnard
    Terry Barnard
    Real Estate License ID: 0225047366
    Learn More
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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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