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    13223 Pleasant Valley Road, Chillicothe, OH 45601

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    Picture of Agricultural land / Farmland at 13223 Pleasant Valley Road, Chillicothe, OH
    For Sale
    $950,000

    LAND - Chillicothe, OH

    Lot size:
    40.00 Acres
    Added:
    May 2, 2025
    Days on Market:
    399
    Last Refresh:
    Jun 4 at 8:06 pm

    Property Features for 13223 Pleasant Valley Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    3709154111000
    Lot size
    40.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2295

    We can help!

    Listing Contact
    Cheryl Brown-Wynn
    Cheryl Brown-Wynn

    Listing agent Cheryl Brown-Wynn License #2005004825

    Listing office Dwell Real Estate LLC 27 N Paint Street, Chillicothe, OH

    Listing date May 2, 2025

    MLS# 197812 Listing URL

    Copyright © 2026 Scioto Valley 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

    • Options for multiple uses including commercial, agricultural, and potential subdivision.
    • Road frontage plus easement access.
    • Available as a whole 61.3990 acres or as separate parcels with new legal descriptions after survey.
    • Includes a septic system, electric service, and a water tap.
    • Parcels included: 370915194000, 370915007000, and 370915412000.

    Overview

    This offering is a multi-use land parcel in Chillicothe, OH, with existing septic system and electric service, along with a water tap. The property is described as having road frontage and an easement assessment, supporting flexible site planning depending on end use. It is also presented as potentially subdividable, with new legal descriptions and survey to determine any resulting parcel numbers.

    The seller indicates the property can be purchased as a whole 61.3990-acre tract or as separate parcels, subject to new legals and survey. Parcel references provided include 370915194000, 370915007000, and 370915412000. The location is listed at 13223 Pleasant Valley Road, Chillicothe, OH 45601, within Ross County.

    For buyers seeking land with usable infrastructure already on site, the presence of septic, electric, and a water tap can reduce early development friction. The road frontage and subdividable structure make the property a practical fit for investors and operators considering commercial use, agricultural use, or a land-division approach, while the noted easement assessment should be reviewed as part of due diligence.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Auto Parts Store Grocery & Convenience Store Food Market Barber Shop Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Chillicothe
    County
    Ross
    State
    Ohio
    Longitude
    -83.0306717
    Latitude
    39.3703233

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Versatile land parcel with road frontage and utilities in place, suitable for a range of development or agricultural uses.
    Where is this agricultural land / farmland located?
    The property is located at 13223 Pleasant Valley Road Chillicothe, OH.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: Options for multiple uses including commercial, agricultural, and potential subdivision.; Road frontage plus easement access.; Available as a whole 61.3990 acres or as separate parcels with new legal descriptions after survey.
    (740) 649-0574
    We can help!
    Listing Contact
    Cheryl Brown-Wynn
    Cheryl Brown-Wynn
    Real Estate License ID: 2005004825
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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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    13223 Pleasant Valley Road, Chillicothe, OH 45601
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