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    Dutton, VA Commercial Development Opportunity Title is generated by Realmo AI

    1909 Buckley Hall Rd, Dutton, VA 23050

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    For Sale
    $800,000

    Commercial land for sale, ideal for retail development.

    Type:Land
    Added:
    Mar 6, 2026
    Days on Market:
    75
    Last Refresh:
    Apr 5 at 11:54 pm

    Property Features for 1909 Buckley Hall Rd

    General Information

    Standard status
    Active
    Property subtype
    Land

    Building Details

    Year Built
    1900

    We can help!

    Listing Contact
    Nathan Shor
    Nathan Shor

    Listing agent Nathan Shor License #0225205935

    Listing office S.L. Nusbaum Realty Co - Corporate

    Listing date Mar 6, 2026

    Source Slnusbaum

    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 S.L. Nusbaum Realty Co - Corporate

    HighLights

    • Zoned B‑2, offering a wide range of permitted commercial uses.
    • Anchored by a new Dollar General store, providing immediate customer traffic.
    • High visibility location at a key intersection near a megachurch.
    • Seller will subdivide, offering flexibility in development plans.
    • Ideal for retail development due to prime location and zoning.
    • Twiggs Ferry Road provides direct bridge access to Grafton and Deltaville.

    Overview

    This property, located at 1909 Buckley Hall Road in Dutton, VA, offers a development opportunity. Zoned B-2, the site is suited for development anchored by a new Dollar General store. Permitted uses include automotive sales and service, banks, billboards, car washes, daycare facilities, professional offices, light manufacturing, retail strip centers, self-storage (with a Conditional Use Permit), and veterinary hospitals, as per the Mathews County Business-2 District (B-2) zoning regulations. The property benefits from high visibility at an intersection approximately 100 yards from the Cornerstone Fellowship megachurch, which attracts a regional audience and has a sanctuary that can accommodate up to 2,000 people. The location is near the corner of Buckley Hall Road and Twiggs Ferry Road. The property is ideal for commercial use and has potential for retail development in a prime location within the Dutton area. Twiggs Ferry Road provides direct bridge access over the Piankatank River to Grafton and Deltaville. The seller is willing to subdivide the property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Building Supply Auto Repair Shop Grocery & Convenience Store Computer & Electronic Repair (Bike/Boat/Book/etc) Store Travel Agency Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Dutton
    County
    Gloucester
    State
    Virginia
    Longitude
    -76.4145
    Latitude
    37.4975

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    FAQs

    What type of property is this?
    Commercial land - Commercial land for sale, ideal for retail development.
    Where is this commercial land located?
    The property is located at 1909 Buckley Hall Rd Dutton, VA.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Zoned B‑2, offering a wide range of permitted commercial uses.; Anchored by a new Dollar General store, providing immediate customer traffic.; High visibility location at a key intersection near a megachurch.
    (804) 944-2399
    We can help!
    Listing Contact
    Nathan Shor
    Nathan Shor
    Real Estate License ID: 0225205935
    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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