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    Livestock-Ready Agricultural Land Title is generated by Realmo AI

    954 Island Creek Drive, Hillsville, VA 24343

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    Claim this Listing
    Pending
    $459,800

    LAND - Hillsville, VA

    Lot size:
    56.81 Acres
    Added:
    Mar 11, 2026
    Days on Market:
    86
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for 954 Island Creek Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    Lot size
    56.81 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    +/- 56.81Acres and Improvements; Parcel ID #53-3-5; Deed Book 1214 Page 411; Parcel ID #53-3-7; Deed Book 1214 Page 414
    Tax Annual Amount
    1129

    We can help!

    Listing Contact
    Matthew Gallimore

    Listing agent Matthew Gallimore License #225062681

    Listing office UC/Blue Ridge Land & Auction PO Box 234 102 South Locust St., Floyd, VA

    Listing date Mar 11, 2026

    MLS# 426594 Listing URL

    Copyright © 2026 New River Valley 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

    • 56.81+/- acres across two adjacent parcels, set up for immediate livestock and agricultural use
    • Interior and cross‑fencing with a working pen and 6 paddocks for rotational grazing (expandable to 8)
    • Water supply includes a bold creek, an agricultural well, and 6 strategically placed water boxes
    • 40'x50' shop with concrete floors and electric, suitable for equipment or a workshop
    • Functional 3‑bedroom, 2‑bath singlewide mobile home; title transfer upon closing
    • Adjoins Hillsville Elementary School, about 10 minutes to Hillsville and I‑77

    Overview

    This sale offers 56.81+/- acres across two adjacent parcels, set up for livestock and immediate agricultural use. The property includes interior and cross-fencing, a working pen, and 6 paddocks for rotational grazing, with room to expand to 8. Water is supported by a bold creek, an agricultural well, and 6 strategically placed water boxes. Rolling terrain provides multiple potential building sites with long-range mountain views. Improvements include a 40’x50’ shop with concrete floors and electric, suitable for equipment storage or a workshop. A functional 3-bedroom, 2-bath singlewide mobile home is also on site, with title to the mobile home transferred upon closing.

    The property is listed as an auction offering, with the online auction ending April 2nd at 4 PM; the list price may not reflect final sales price. The land adjoins Hillsville Elementary School. Located at 954 Island Creek Drive in Hillsville, VA, it is described as approximately 10 minutes from Hillsville and I-77.

    For operators looking for an agriculture-focused parcel that is already configured with fencing, grazing paddocks, and multiple water sources, this farm setup may reduce initial startup work. The on-site shop and existing residence also support day-to-day activity while you plan for long-term improvements on one of the identified building sites.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Hillsville
    County
    Carroll
    State
    Virginia
    Longitude
    -80.697597
    Latitude
    36.794074

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    FAQs

    What type of property is this?
    Ranch - Turnkey farm land with cross-fencing, paddocks, and water infrastructure for immediate livestock operations.
    Where is this ranch located?
    The property is located at 954 Island Creek Drive Hillsville, VA.
    What is the asking price?
    The asking price for this property is $459,800.
    What are key features of this property?
    This property features: 56.81+/- acres across two adjacent parcels, set up for immediate livestock and agricultural use; Interior and cross‑fencing with a working pen and 6 paddocks for rotational grazing (expandable to 8); Water supply includes a bold creek, an agricultural well, and 6 strategically placed water boxes
    (540) 239-2585
    We can help!
    Listing Contact
    Matthew Gallimore
    Real Estate License ID: 225062681
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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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