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    Waterfront Land with Private Dock Title is generated by Realmo AI

    123 Waterview Road, Lancaster, VA 22503

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    Protected harbor parcel with dock, bulkhead, and substantial shoreline for water-dependent or recreational opportunities.

    Type:Land, Special Purpose
    Property size:
    3,412 SF
    Price / SF:
    $84/SF
    Added:
    Apr 22, 2026
    Days on Market:
    48
    Last Refresh:
    Jun 6 at 5:31 am

    Property Features for 123 Waterview Road

    General Information

    Standard status
    Active
    Size
    3,412 SF
    Property subtype
    Land, Special Purpose

    We can help!

    Listing Contact
    Adam Garrett

    Listing agent Adam Garrett License #0225216530

    Listing office Garrett Realty Partners

    Listing date Apr 22, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Garrett Realty Partners

    HighLights

    • Protected harbor parcel with dock, bulkhead, and approx. 300' of shoreline (buyer to verify).
    • Includes an approx. 3,412 sq ft building footprint positioned near the water.
    • Former oyster house with potential for water‑dependent use, subject to county approval.
    • Navigable water access supports a variety of uses; approx. 25 miles by boat to the Chesapeake Bay.
    • Brackish water setting provides calmer conditions for vessels and docks compared to open bay exposure.
    • No significant mapped wetlands on the parcel per the National Wetlands Inventory (buyer to verify); sold as‑is.

    Overview

    This waterfront land offering includes an existing dock and bulkhead, along with approximately 300 feet of shoreline in a protected harbor setting. A building footprint of approximately 3,412 square feet is positioned near the water, and the property is being sold as-is. The former oyster house presents a water-oriented foundation for a future concept, subject to required county approvals.

    The parcel’s setting is described as navigable water with brackish conditions, which may support a mix of saltwater and freshwater fishing. Compared with more open bay exposure, the protected harbor conditions are intended to be calmer for vessels and docking. The buyer should verify all regulatory and environmental details; National Wetlands Inventory mapping indicates no significant wetlands on the parcel (buyer to verify), and waterfront overlay regulations are noted as an item for buyer confirmation.

    For operators, buyers, or tenants looking for water-access functionality, this property’s dock, shoreline, and navigable location provide a practical platform for water-dependent use, pending approval. The navigable connection to the Chesapeake Bay is described as approximately 25 miles by boat. A 3D tour is available, and prospective buyers should review the existing improvements and conditions onsite.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Lancaster
    County
    Lancaster
    State
    Virginia
    Longitude
    -76.6180815
    Latitude
    37.7881175

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    FAQs

    What type of property is this?
    Waterfront Land - Protected harbor parcel with dock, bulkhead, and substantial shoreline for water-dependent or recreational opportunities.
    Where is this waterfront land located?
    The property is located at 123 Waterview Road Lancaster, VA.
    What is the asking price?
    The asking price for this property is $290,000.
    What are key features of this property?
    This property features: Protected harbor parcel with dock, bulkhead, and approx. 300' of shoreline (buyer to verify).; Includes an approx. 3,412 sq ft building footprint positioned near the water.; Former oyster house with potential for water‑dependent use, subject to county approval.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Adam Garrett
    Real Estate License ID: 0225216530
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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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