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    Wooded Waterfront Parcel with Creek Border Title is generated by Realmo AI

    38 CREEKSIDE CL, Nellysford, VA 22958

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    For Sale
    $89,000

    LAND - NELLYSFORD, VA

    Lot size:
    1.08 Acres
    Added:
    Apr 7, 2026
    Days on Market:
    59
    Last Refresh:
    Jun 4 at 4:06 am

    Property Features for 38 CREEKSIDE CL

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    11J H F5
    Lot size
    1.08 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Tax map 11J H F5
    Tax Annual Amount
    198

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    MARLO ALLEN
    MARLO ALLEN

    Listing agent MARLO ALLEN License #0225083760

    Listing office MOUNTAIN AREA NEST REALTY 2788 Rockfish Valley Hwy, Charlottesville, VA

    Listing date Apr 7, 2026

    MLS# 675471 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

    • Wooded, nearly level parcel with back border along a creekside walking trail in Stoney Creek Park
    • Parcel sits at the end of a small street with just a few homes, for privacy and easy access
    • Public water available and fiber optic internet available; evaluated for a 3Br conventional septic
    • Large parcel with boundaries marked and backs to community open space
    • No flood plain reported; no need for flood insurance
    • Owner access includes Rodes Farm pool, tennis, pavilion, play area, and stocked trout pond

    Overview

    Offered for sale is a wooded, nearly level waterfront parcel of 1.08 acres with marked boundaries. The property borders a creekside walking trail, and it is described as feeling expansive due to adjacency to community open space. The site has been evaluated for a 3BR conventional septic system.

    The parcel is situated at the end of a small street with only a few homes, providing a private setting while remaining accessible. Public water and fiber optic internet access are noted in the remarks. The property is described as having no flood plain, with no need for flood insurance.

    This land is suited for buyers looking to build a creekside home or retreat, with the option to use it as a vacation property or rental. Ownership also includes access to community amenities described as including a pool, tennis, pavilion, play area, and ponds such as a stocked trout pond. The site is about one mile to Route 151 and the wine and brew trail, and to the Nellysford town hub, with outdoor recreation opportunities highlighted in the area.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Nellysford
    County
    Nelson
    State
    Virginia
    Longitude
    -78.89675703
    Latitude
    37.9013154

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    FAQs

    What type of property is this?
    Waterfront Land - Nearly level wooded lot borders a creekside walking trail and includes utilities access, with septic evaluation for a 3BR home.
    Where is this waterfront land located?
    The property is located at 38 CREEKSIDE CL Nellysford, VA.
    What is the asking price?
    The asking price for this property is $89,000.
    What are key features of this property?
    This property features: Wooded, nearly level parcel with back border along a creekside walking trail in Stoney Creek Park; Parcel sits at the end of a small street with just a few homes, for privacy and easy access; Public water available and fiber optic internet available; evaluated for a 3Br conventional septic
    (434) 996-3525
    We can help!
    Listing Contact
    MARLO ALLEN
    MARLO ALLEN
    Real Estate License ID: 0225083760
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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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