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    Adult Care Home Opportunity Title is generated by Realmo AI

    2004 Wards Gap Rd, Cana, VA 24317

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    Claim this Listing
    For Sale
    $364,000

    COMMERCIAL - Cana, VA

    Property size:
    6,936 SF
    Lot size:
    3.00 Acres
    Price / SF:
    $52/SF
    Added:
    Apr 6, 2026
    Days on Market:
    51
    Last Refresh:
    May 26 at 6:06 am

    Property Features for 2004 Wards Gap Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    RF
    Parking
    1
    Exterior features
    Rain Gutters
    Standard status
    Active
    Size
    6,936 SF
    Lot size
    3.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2424

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Heating system
    Central, Heat Pump (Heating)
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1989
    Flooring type
    Tile
    Building materials
    Block, Concrete, Masonry
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Jamie Keatley

    Listing agent Jamie Keatley License #0225231071

    Listing office Morton Realty & Auction Po Box 248 324 E Main Street, Independence, VA

    Listing date Apr 6, 2026

    MLS# 103444

    Copyright © 2026 Southwest Virginia 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

    • Licensed adult care home facility accommodating up to 24 residents.
    • Established business serving the community since 1989.
    • Spacious single‑level building designed for care home use.
    • Situated on just over 3 acres of land.
    • Includes a large kitchen, accessible bathrooms, bonus space, and office area.
    • Central heating and cooling with well water and septic tank.

    Overview

    This is a unique opportunity to acquire a residential adult care home that has been serving the community since 1989. The spacious single-level building includes a common area for group gatherings, a large kitchen with ample seating, accessible bathrooms, a bonus space, and an office area, all situated on just over 3 acres of land. This licensed facility accommodates up to 24 residents and provides round-the-clock care. The property is located in Cana, VA. The building has a size of 6,936 square feet. The zoning is RF.
    Property Profile Location Intelligence

    Current Use by Public Records

    Cana Adult Home Nursing Home

    Suggested Use

    Auto Repair Shop Food Market Grocery & Convenience Store Daycare Center Tattoo & Piercing Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Cana
    County
    Carroll
    State
    Virginia
    Longitude
    -80.6146486
    Latitude
    36.5848313

    FAQs

    What type of property is this?
    Assisted living facility - Licensed adult care home on 3 acres in Cana, VA.
    Where is this assisted living facility located?
    The property is located at 2004 Wards Gap Rd Cana, VA.
    What is the asking price?
    The asking price for this property is $364,000.
    What are key features of this property?
    This property features: Licensed adult care home facility accommodating up to 24 residents.; Established business serving the community since 1989.; Spacious single‑level building designed for care home use.
    (276) 233-4434
    We can help!
    Listing Contact
    Jamie Keatley
    Real Estate License ID: 0225231071
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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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