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Property profile & analytics
OFF-MARKET
Estimated value
$1,930,000
Office buildings
1329 Kenwood Farm Charlottesville, VA 22902
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1836439
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1992
Total area
6,208 SF
Lot
78.31 ac (3,411,184 SF)
Zoning code
RURAL AREAS
APN
09200-00-00-00100
UPID
US87-1836439
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.21M
Blend (final)
Blend
$1.93M
Owner & transaction history
Prairie Diamond Properties LLC · 4 yrs held
Prairie Diamond Properties LLC
since 2021
1 recorded transaction
Zoning & alternative use
RURAL AREAS · Charlottesville, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Development Code PDF
Top alternative use upside
Retail stores
$1.6M
+0.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Charlottesville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Charlottesville submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,625,000
Current use
RETAIL STORES
$1,640,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$1.93M
Range $1.74M – $2.12M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$311 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Assessed value
$3,754,200
Assessed 2024
Previous assessed
$3,646,800
+2.9% YoY
Assessed land
$1,777,700
Assessed improvement
$1,976,500
Land market value
$1,777,700
Improvement market value
$1,976,500
Total market value
$3,754,200
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1992
Heating
STEAM
Cooling
CENTRAL
Stories
2
Rooms
9
Bathrooms
5
Total area
6,208 SF
Lot
78.31 ac (3,411,184 SF)
Zoning code
RURAL AREAS
APN
09200-00-00-00100
UPID
US87-1836439
Jurisdiction
ALBEMARLE
Zoning & alternative use
RURAL AREAS · Charlottesville, VAZoning RURAL AREAS · permitted uses
RURAL AREAS · Charlottesville, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Development Code PDF
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
RETAIL STORES
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1992
Heating
STEAM
Cooling
Yes
Stories
2
Rooms
9
Bathrooms
5
Lot
78.31 ac
Current owner
From public records · entity-resolved
Prairie Diamond Properties LLC
Entity
Mailing address
PO BOX 400218, CHARLOTTESVILLE, VA 22904-4218
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 24, 2021
—
Prairie Diamond Properties LLC
Secretary Of Housing & Urban Develo
Correction Deed
related
$244,576 · Ps Funding INC
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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