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    Horse Farm with Bank Barn Title is generated by Realmo AI

    439 Rudasill Mill Road, Woodville, VA 22749

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    For Sale
    $1,695,000

    Timber-framed bank barn with eight stalls and multiple fenced pastures supports equestrian and farm operations.

    Type:Land
    Lot size:
    75.00 Acres
    Added:
    Aug 10, 2025
    Days on Market:
    301
    Last Refresh:
    Jun 5 at 2:14 am

    Property Features for 439 Rudasill Mill Road

    General Information

    Standard status
    Active
    Lot size
    75.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Tanya A Paull

    Listing agent Tanya A Paull

    Listing office Cheri Woodard Realty

    Listing date Aug 10, 2025

    Source Deepcreeklake

    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 Cheri Woodard Realty

    HighLights

    • 75‑acre property in two tax map parcels in Rappahannock County’s Piedmont and foothills
    • 1800s timber frame bank barn rebuilt on‑site in 2018 on a new poured concrete foundation
    • Barn lower floor includes horse stable with 8 stalls plus wash stall, feed room, and tack room with full bath and kitchenette
    • Upper floor features a 1‑bedroom apartment with high ceilings, oversized windows, heated slate floors, and a walk‑in closet
    • Barn has a 3‑story unfinished upper space with a modern glass wall/door entry and pegged timber frame construction
    • Property includes 5 separately fenced pastures, run‑in shed, automatic waterers, and cattle sorting/loading infrastructure

    Overview

    Fox Hill is a 75-acre property held in two tax map parcels, offering rolling pasture ground that transitions to wooded areas. The centerpiece is a rebuilt 1800s timber frame bank barn, rebuilt in 2018 on a new poured concrete foundation. The lower level operates as a horse stable with eight stalls, a wash stall, a feed room, and a sunny tack room with a full bath and kitchenette. The upper floor includes a one-bedroom apartment with high ceilings and oversized windows, plus a bath with heated slate floors, a generous walk-in closet, and antique barn wood trim.

    The upper portion of the barn also includes a three-story unfinished space, entered through a modern glass wall and door, with authentic pegged timber frame construction that can support additional living space or other uses. A septic system sized for five bedrooms is already in place, allowing for an additional home uphill of the barn or conversion of the barn space. The property is set up for livestock handling with five separately fenced pastures, a large run-in shed for horses, automatic waterers, and cattle sorting and loading infrastructure, along with a machine shop/shed equipped with electricity and a woodstove-heated workspace.

    Located in Rappahannock County in Virginia’s Piedmont, the property is positioned within easy driving distance for weekend and full-time use, including access to the region’s foxhunting, training, and show opportunities. Its established equestrian improvements and adaptable barn footprint make it well-suited for owners looking to keep horses on-site while retaining flexibility for expansion or event-oriented space.
    Location Intelligence

    Current Use by Public Records

    Horse & equestrian properties

    Suggested Use

    Real Estate Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Woodville
    County
    Rappahannock
    State
    Virginia
    Longitude
    -78.1725047
    Latitude
    38.6357527

    FAQs

    What type of property is this?
    Horse & equestrian property - Timber-framed bank barn with eight stalls and multiple fenced pastures supports equestrian and farm operations.
    Where is this horse & equestrian property located?
    The property is located at 439 Rudasill Mill Road Woodville, VA.
    What is the asking price?
    The asking price for this property is $1,695,000.
    What are key features of this property?
    This property features: 75‑acre property in two tax map parcels in Rappahannock County’s Piedmont and foothills; 1800s timber frame bank barn rebuilt on‑site in 2018 on a new poured concrete foundation; Barn lower floor includes horse stable with 8 stalls plus wash stall, feed room, and tack room with full bath and kitchenette
    We can help!
    Listing Contact
    Tanya A Paull
    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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