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    Secluded Farm with Forest Access Title is generated by Realmo AI

    7304 DRY RUN RD, Burnsville, VA 24487

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    For Sale
    $1,095,000

    Farm - BURNSVILLE, VA

    Type:Farm
    Property size:
    3,671 SF
    Lot size:
    79.81 Acres
    Price / SF:
    $298/SF
    Added:
    Jun 18, 2025
    Days on Market:
    353
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 7304 DRY RUN RD

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Zoning
    A-2 Agricultural General
    Bedrooms
    3
    Bathrooms
    4
    Rooms
    Basement, Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Dining Room, Kitchen, Living Room, Office, Utility Room
    Parking
    3
    Parking features
    Garage
    Fireplace
    1
    Basement Y/N
    1
    Standard status
    Active
    Size
    3,671 SF
    Lot size
    79.81 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2830.8

    Utilities

    Heating system
    Central, Fireplace(s), Forced Air, Propane (Heating), Wood (Heating)
    Cooling system
    Central Air, Heat Pump

    Building Details

    Year built
    1936
    Floors in Building
    2
    Architectural style
    Other

    We can help!

    Listing Contact
    WILLIAM HODGES

    Listing agent WILLIAM HODGES

    Listing office CLARKSON & WALLACE REAL ESTATE - WARM SPRINGS 74 COURTHOUSE HILL ROAD, HOT SPRINGS, VA

    Listing date Jun 18, 2025

    MLS# 666061 Listing URL

    Copyright © 2026 Greater Augusta 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

    • 80 acres of pasture and hardwood forest featuring ~2000ft of native Brook Trout stream (Dry Run).
    • Contiguous to 6100 acre portion of the George Washington National Forest.
    • Renovated farmhouse (2007) with new electric, plumbing, HVAC, and siding.
    • Spacious, first floor primary bedroom with oversized bathroom/walk‑in closet.
    • Renovated and expanded kitchen with southern views and screened‑in porch.
    • Finished basement with home theater, workout space, 2nd kitchen/bar, and 1/2 bath.

    Overview

    Journey's End is a renovated farmhouse situated on nearly 80 acres of pasture and hardwood forest, offering privacy and connection to the outdoors. The property includes approximately 2000 feet of the native Brook Trout stream Dry Run, which flows through the entirety of the land. The east side of the property is contiguous to a 6100-acre portion of the George Washington National Forest, providing access to hunting grounds along Tower Hill Mountain. The home was renovated in 2007, with complete replacement of the original electric, plumbing, HVAC, and siding. The house features a spacious, first-floor primary bedroom with an oversized bathroom and walk-in closet. A single-car attached garage provides direct inside access. The renovated and expanded kitchen offers southern views down the pasture, with the creek visible below the elevated screened-in porch. The majority of the basement is finished, including a home theater, workout space, a second kitchen/bar, and a half bath. A standing seam, pre-painted steel roof was installed 5 years ago. This property is suitable for a family or retirees seeking a private retreat with potential for subsistent or hobby farming in Bath County, Virginia. The property is zoned A-2 Agricultural General.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Burnsville
    County
    Bath
    State
    Virginia
    Longitude
    -79.673716
    Latitude
    38.134582

    FAQs

    What type of property is this?
    Farm - Renovated farmhouse on 80 acres near National Forest.
    Where is this farm located?
    The property is located at 7304 DRY RUN RD Burnsville, VA.
    What is the asking price?
    The asking price for this property is $1,095,000.
    What are key features of this property?
    This property features: 80 acres of pasture and hardwood forest featuring ~2000ft of native Brook Trout stream (Dry Run).; Contiguous to 6100 acre portion of the George Washington National Forest.; Renovated farmhouse (2007) with new electric, plumbing, HVAC, and siding.
    (540) 968-0910
    We can help!
    Listing Contact
    WILLIAM HODGES
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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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