Multifamily Property with River
For Sale
$849,000
436 Hinsons Ford Road, Amissville, VA 20106
A multi-living-area residence on agricultural-zoned acreage with mountain views, outdoor improvements, and direct access to the Rappahannock River.
Property Size4,049 SF
Lot Size15.00 Acres
Price / SF$209.68
Days on Market204
Property Features for 436 Hinsons Ford Road
General Information
Standard status
Active
Size
4,049 SF
Lot size
15.00 Acres
Property subtype
Multi-Family / Fee Simple
Zoning
A
Net Operating Income
$40,800
Property Condition
Severity
Repairs Needed
Evidence
Only minor cosmetic updates are needed
Land
Topography
rolling open pasture, mature wooded acreage
Land Use
agricultural, residential, recreational
Additional Details
Gross Income
$40,800
Utilities to Site
Yes
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$3,597
Amenities
hickory wood flooring
gas stoves
stainless steel appliances
vaulted ceilings
atrium
jetted soaking tub
separate shower
river access
fish-stocked pond
garden area
storage shed
wired insulated outbuilding
Yes
Dishwasher, Dryer, Oven - Double, Oven - Single, Oven/Range - Electric, Refrigerator, Stainless Steel Appliances, Stove, Washer
Double Entry
1
2nd Kitchen, Attic, Bathroom - Jetted Tub, Bathroom - Walk-In Shower, Ceiling Fan(s), Combination Dining/Living, Combination Kitchen/Living, Entry Level Bedroom, Family Room Off Kitchen, Floor Plan - Open, Floor Plan - Traditional, Kitchen - Table Space, Pantry, Recessed Lighting, Walk-in Closet(s)
Level Entry - Main
No
No Pool
Exterior Lighting, Outbuilding(s)
Balcony, Deck(s), Porch(es), Patio(s)
Building Details
Year Built
1994
Listing Agency:
CENTURY 21 New Millennium
(301) 247-8055
Listed By:
Krystle Smith · License #225205029
(301) 247-8055
Source:
Compass
Added: Feb 7
Changed: Aug 29
Last Checked: Aug 29 at 11:05PM
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 CENTURY 21 New Millennium
Investment Insights
Based on property information with market context.
This multifamily property includes multiple independent living areas within a well-maintained residence built in 1994. Interior features include hickory flooring and cabinetry, gas stoves, stainless steel appliances, wide hallways, vaulted ceilings, an atrium, and a primary suite with a jetted tub and separate shower. The configuration also includes a second kitchen, open and traditional living areas, an entry-level bedroom, pantry, attic, and walk-in closets.
The nearly 15-acre property in Rappahannock County is zoned A and combines open pasture with mature woods, panoramic mountain views, and direct Rappahannock River access. Outdoor improvements include a stocked pond, established garden, storage shed, and a wired, insulated outbuilding. Recent work includes PVC plumbing completed in 2017, a newer HVAC system approximately 3 years old, a new well pump and pressure tank installed in 2025, septic service in 2025, and a rear deck painted in 2021. There is no HOA, and underground electric service and an owned propane tank are included.
The nearly 15-acre property in Rappahannock County is zoned A and combines open pasture with mature woods, panoramic mountain views, and direct Rappahannock River access. Outdoor improvements include a stocked pond, established garden, storage shed, and a wired, insulated outbuilding. Recent work includes PVC plumbing completed in 2017, a newer HVAC system approximately 3 years old, a new well pump and pressure tank installed in 2025, septic service in 2025, and a rear deck painted in 2021. There is no HOA, and underground electric service and an owned propane tank are included.
Key Highlights
- Nearly 15 acres of agricultural‑zoned land in Rappahannock County
- Direct access to the Rappahannock River with panoramic mountain views
- Multiple independent living areas, including a second kitchen
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$62,068
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.31%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,241,360
$1.2M
Cap Rate 7%
$886,686
$886.7K
Cap Rate 9%
$689,644
$689.6K
Market Conditions
NOI Build-Up for 4,049 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$119.0K $29.40/SF
− Vacancy
−$6.2K −$1.53/SF
EGI
$112.9K $27.87/SF
− OpEx
−$50.8K −$12.54/SF
NOI
$62.1K $15.33/SF
Area
Culpeper County, VA
Vacancy
5.20%
Lease Rate
$29.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,241,360
Cap Rate 7%
$886,686
Cap Rate 9%
$689,644
Alternative Uses
Best Use
Apartment 5plus
$886.7K
$775.9K – $1.03M
NOI $62,068 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.25M
$1.97M – $2.62M
NOI $157,425 @ 7.0% cap · market cap 18.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 20106, VA
4,554
Population
1,821
Households
2.5
Avg Household Size
48
Median Age
32%
College-Educated
90%
High-School Grad
53.4 sq mi
ZIP Area
85
Density / Sq Mi
$105,529
Median Household Income
$55,152
Median Earnings
$1,648
Median Rent
$487,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - A multi-living-area residence on agricultural-zoned acreage with mountain views, outdoor improvements, and direct access to the Rappahannock River.
Where is this multifamily property located?
The property is located at 436 Hinsons Ford Road Amissville, VA.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: Nearly 15 acres of agricultural‑zoned land in Rappahannock County; Direct access to the Rappahannock River with panoramic mountain views; Multiple independent living areas, including a second kitchen
