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    Staunton Land Prime for Development Title is generated by Realmo AI

    122 Hull Hills Lane, Staunton, VA 22401

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    Claim this Listing
    For Sale
    $525,000

    LAND - Staunton, VA

    Lot size:
    42.17 Acres
    Added:
    Dec 9, 2025
    Days on Market:
    177
    Last Refresh:
    Jun 4 at 9:06 am

    Property Features for 122 Hull Hills Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AR, SF
    Standard status
    Active
    APN
    82-61H
    Lot size
    42.17 Acres

    We can help!

    Listing Contact
    Bear Davidson

    Listing agent Bear Davidson

    Listing office United Country Virginia Realty P.O. Box 655 405 Virginia Avenue, Clarksville, VA

    Listing date Dec 9, 2025

    MLS# 71681 Listing URL

    Copyright © 2026 Southern Piedmont Land & Lake 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

    • Prime location in the Riverheads District, less than 15 minutes south of Staunton, Virginia.
    • Zoned for various development projects, including attached and single‑family homes.
    • Sweeping views of the Shenandoah Valley.
    • Convenient access to Interstate 64 (Greenville interchange) within 2 minutes.
    • Located at the end of a state road and within walking distance of Riverheads Middle and High School.
    • 42.17 Acre parcel offering an abundance of opportunities.

    Overview

    This 42.17-acre parcel, situated in the Riverheads District less than 15 minutes south of Staunton, Virginia, presents numerous opportunities. The property is conveniently located within walking distance of Riverheads Middle and High School and positioned at the end of a state road. Zoned to accommodate development projects, the majority of the land is zoned for attached residential use, suitable for duplexes and townhomes, with the remaining portion zoned for single-family homes. The land features a gentle upward slope, providing sweeping views of the Shenandoah Valley and surrounding scenery. Located within 2 minutes of Interstate 64's Greenville interchange, the property is suitable for those seeking quick commutes to Staunton, Waynesboro, and Harrisonburg. This combination of location, zoning, and scenery makes the property suited for development projects. The 911 address is approximate.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Auto Repair Shop Auto Parts Store Department Store Storage Facility Electrical Service Daycare Center Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Staunton
    County
    Staunton
    State
    Virginia
    Longitude
    -79.1455956
    Latitude
    38.0326057

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    FAQs

    What type of property is this?
    Residential land & home lot - 42.17 acres near I-64, ideal for residential development.
    Where is this residential land & home lot located?
    The property is located at 122 Hull Hills Lane Staunton, VA.
    What is the asking price?
    The asking price for this property is $525,000.
    What are key features of this property?
    This property features: Prime location in the Riverheads District, less than 15 minutes south of Staunton, Virginia.; Zoned for various development projects, including attached and single‑family homes.; Sweeping views of the Shenandoah Valley.
    (540) 687-0050
    We can help!
    Listing Contact
    Bear Davidson
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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.

    More about this property
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