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Property profile & analytics
OFF-MARKET
Estimated value
$3,655,000
Super regional malls
1636 Rio E Rd Charlottesville, VA 22901-1405
Entity Owned
2-yr Hold
Free & Clear
Property ID
US87-1153906
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1979
Total area
192,712 SF
Lot
18.09 ac (788,175 SF)
Zoning code
PDSC
APN
06100-00-00-13100
UPID
US87-1153906
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
$3.66M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.06M
Blend (final)
Blend
$3.66M
Owner & transaction history
Home Depot USA INC · 2 yrs held
Home Depot USA INC
since 2024
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
PDSC · Charlottesville, VA
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
$3,655,000
ML approach
$3,655,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,385,000
Current use
Blend value · Realmo final
$3.66M
Range $3.29M – $4.02M · ±10% · vs last sale $3.65M (May 3 2024)
Last sale anchor
$3.65M
May 3 2024
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
$19 / 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
Tax billed
$144,807
Tax year 2024
Assessed value
$16,956,300
Assessed 2024
Previous assessed
$16,435,600
+3.2% YoY
Effective rate
0.85%
On assessed value
Assessed land
$10,214,700
Assessed improvement
$6,741,600
Land market value
$10,214,700
Improvement market value
$6,741,600
Total market value
$16,956,300
Applied tax rate
1.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1979
Heating
CENTRAL
Stories
1
Total area
192,712 SF
Lot
18.09 ac (788,175 SF)
Zoning code
PDSC
APN
06100-00-00-13100
UPID
US87-1153906
Jurisdiction
ALBEMARLE
Zoning & alternative use
PDSC · Charlottesville, VAZoning PDSC · permitted uses
PDSC · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.4M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1979
Heating
CENTRAL
Stories
1
Lot
18.09 ac
Current owner
From public records · entity-resolved
Home Depot USA INC
Entity
Free & Clear · 2 yrs held
Mailing address
2455 PACES FRY RD SEC19, ATLANTA, GA 30339-6444
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2024
$3,750,000
Home Depot USA INC
Pmn Fsm LLC
Special Warranty Deed
—
Jul 1, 2024
—
Home Depot USA INC
Pmn Fsm LLC
Assignment Of Agreement Of Sale
—
Jun 21, 2024
$3,750,000
Home Depot USA INC
Acre Duffy LLC
Warranty Deed
$1,000 · Home Depot USA INC
May 3, 2024
$3,654,000
Home Depot USA INC
Fsm Jl LLC
Special Warranty Deed
—
May 1, 2024
—
Fsm Jl LLC
James Callaway Langhorne
Correction Deed
related
—
Apr 1, 2024
—
Mfp Fsm LLC
Montague Family Partnership LP
Assignment Of Agreement Of Sale
—
Mar 29, 2024
—
Acre Duffy LLC
Benjamin M Miller JR
Deed
—
Feb 29, 2024
—
James Callaway Langhorne
James Callaway Langhorne
Deed Of Distribution
related
—
Sep 2, 2022
$1,762,000
Home Depot U S A INC
Charlottesville Jp 2014 C21 LLC
Special Warranty Deed
—
Sep 2, 2022
—
Home Depot U S A INC
Charlottesville Jp 2014 C21 LLC
Ground Lease
related
—
Sep 30, 2021
$20,200,000
Charlottesville Jp 2014 C21 LLC
Charlottesville Fashion Square LLC
Trustees Deed
related
—
Jun 11, 2021
—
Charlottesville Fashion Square LLC
Wilmington Trust
Deed
—
Feb 23, 2010
—
Benjamin M Miller JR.
Miller Ben M Trust
Quit Claim Deed
related
—
—
—
Charlottesville Fashion Sq LLC
—
Deed Of Trust
related
$50,000,000 · Jp Morgan Chase Bank NA
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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