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    Award-Winning Winery on Monticello Trail Title is generated by Realmo AI

    3304A RURITAN LAKE RD, Palmyra, VA 22963

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    For Sale
    $2,400,000

    Agricultural - PALMYRA, VA

    Type:Farm
    Lot size:
    64.57 Acres
    Added:
    Aug 28, 2023
    Days on Market:
    1010
    Last Refresh:
    Jun 2 at 3:06 pm

    Property Features for 3304A RURITAN LAKE RD

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Zoning
    A-1 Agricultural
    Standard status
    Active
    Lot size
    64.57 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    RICHARD WALDEN

    Listing agent RICHARD WALDEN License #0225160032

    Listing office VIRGINIA ESTATES 128 Rockfish Orchard Dr., Afton, VA

    Listing date Aug 28, 2023

    MLS# 645193 Listing URL

    Copyright © 2026 Charlottesville Area 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

    • Award‑winning boutique winery and brewery on the Monticello Wine Trail.
    • Significant price reduction ($250,000) indicating motivated sellers.
    • Established business with a state‑of‑the‑art wine production facility and 4,000‑case annual capacity.
    • 13‑acre vineyard on a 60+ acre property with room for expansion.
    • Tasting room and outdoor spaces designed for year‑round enjoyment, accommodating 80 guests indoors.
    • Includes a Farm Store, private event room, and picturesque outdoor seating.

    Overview

    Cunningham Creek Winery presents an opportunity to own an award-winning boutique winery and brewery situated in the Monticello Wine Trail area. Established in 2012, the winery has evolved from a former cattle farm into a wine destination. The vineyard encompasses approximately 13 acres on a 64.57-acre property, offering potential for expansion. Wine production takes place in a facility with a 4,000-case annual capacity. The winery has received accolades, including gold medals from the Virginia Governor's Cup. The tasting room and outdoor spaces are designed to accommodate 80 guests indoors and provide year-round enjoyment, featuring art and a wood-burning fireplace. Additional amenities include a Farm Store, a private event room, and outdoor seating areas. The property is zoned A-1 Agricultural and is located in Palmyra, Virginia.
    Property Profile Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Palmyra
    County
    Fluvanna
    State
    Virginia
    Longitude
    -78.3571999
    Latitude
    37.8785794

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    FAQs

    What type of property is this?
    Vineyard - Thriving winery and brewery on 60+ acres near Monticello.
    Where is this vineyard located?
    The property is located at 3304A RURITAN LAKE RD Palmyra, VA.
    What is the asking price?
    The asking price for this property is $2,400,000.
    What are key features of this property?
    This property features: Award‑winning boutique winery and brewery on the Monticello Wine Trail.; Significant price reduction ($250,000) indicating motivated sellers.; Established business with a state‑of‑the‑art wine production facility and 4,000‑case annual capacity.
    (434) 981-5923
    We can help!
    Listing Contact
    RICHARD WALDEN
    Real Estate License ID: 0225160032
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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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